Hi all.
I am in the process of buying a property in need of extensive refurbishment. In 2007, the current vendors built a detached double garage 8m x 7m a few meters away from the main dwelling, within the overall plot. The construction was not subject to planning permission as it met the permitted development criteria although no buildings regs approval was ever sought.
I have no doubts that the garage is safe and has been constructed to a high standard, but there is no certificate of approval.
My plans for this property are to extensively refurbish the main dwelling in coming years, but to extend the detached garage ASAP and make it into a playroom and office, which can also be used as temporary living accommodation when the main dwelling refurbishments are undertaken.
I would want to remove the existing tile on timber pitched roof, build up the walls to add a second storey, and replace the roof. Add windows, insulate ground and walls etc., add gas supply, electric etc. etc. I would want all work above board including planning permission and buildings regs.
The current construction of the garage (I have been told) is 300mm hardcore on stoney clay, dpc, 300mm reinforced concrete slab, with double skin rendered concrete block walls with 75mm cavity bats. Standard tile on timber pitched roof.
My dilemmas are multiple:
1. If i apply for a planning permission to add a second storey (which I want to do imminently so I can crack on with it when I complete early in the new year), I am bringing the existing garage to the attention of the planners and opening a can of worms?
2. If I obtain indemnity insurance at point of purchase and then apply to the council for planning permission, I am advising them of what has happened inadvertently and that is likely to negate any indemnity policy taken out?
3. Do I ask for a buildings regularisation certification to be sought? Any ideas how this works and your thoughts? Would this solve the problem in any way?
4. Does the current groundwork (as stated above) seem adequate foundation for the extra weight of a second storey?
Your thoughts would be greatly appreciated.
Cheers
I am in the process of buying a property in need of extensive refurbishment. In 2007, the current vendors built a detached double garage 8m x 7m a few meters away from the main dwelling, within the overall plot. The construction was not subject to planning permission as it met the permitted development criteria although no buildings regs approval was ever sought.
I have no doubts that the garage is safe and has been constructed to a high standard, but there is no certificate of approval.
My plans for this property are to extensively refurbish the main dwelling in coming years, but to extend the detached garage ASAP and make it into a playroom and office, which can also be used as temporary living accommodation when the main dwelling refurbishments are undertaken.
I would want to remove the existing tile on timber pitched roof, build up the walls to add a second storey, and replace the roof. Add windows, insulate ground and walls etc., add gas supply, electric etc. etc. I would want all work above board including planning permission and buildings regs.
The current construction of the garage (I have been told) is 300mm hardcore on stoney clay, dpc, 300mm reinforced concrete slab, with double skin rendered concrete block walls with 75mm cavity bats. Standard tile on timber pitched roof.
My dilemmas are multiple:
1. If i apply for a planning permission to add a second storey (which I want to do imminently so I can crack on with it when I complete early in the new year), I am bringing the existing garage to the attention of the planners and opening a can of worms?
2. If I obtain indemnity insurance at point of purchase and then apply to the council for planning permission, I am advising them of what has happened inadvertently and that is likely to negate any indemnity policy taken out?
3. Do I ask for a buildings regularisation certification to be sought? Any ideas how this works and your thoughts? Would this solve the problem in any way?
4. Does the current groundwork (as stated above) seem adequate foundation for the extra weight of a second storey?
Your thoughts would be greatly appreciated.
Cheers