Replacing garage roof - building control?

[jimmy81]

Hi folks,

Would be v grateful for any advice on the following & where I stand with building control.

Current lean-to garage is in a shocking state - built in 1950s, single skin blockwork outer wall, double wooden doors at front, half block wall & single door at back, timber pitched roof with corrugated asbestos (of course!) roof panels.

I want to take off the existing roof (Observing proper precautions for the asbestos etc.) & front & rear doors as all the timber is completely rotted to pieces. Then replace with a new timber roof structure - increasing the roof pitch to get it above 15 degrees, cover with Onduline corrugated sheets & flash it properly into the house brickwork.

The garage footprint is approx 4.8m long by 2m wide - yes, it is a very small garage - more a store really as we definitely can't get a car in there!

So, my question is whether I need to go through building control to get approval for the roof replacement. I'm confident the timberwork would all pass muster - however, I'm a bit concerned a strict observance of current regs would require demolishing the whole structure, digging out the current concrete slab & beefing up the foundations. Not something the budget will cover.

I'd be very interested to hear from anybody who's needed to do similar. I'd rather do things the correct route as much as possible, but the garage is currently leaking like a sieve & needs sorting urgently...

Any advice very much appreciated!

 

[freddiemercurystwin]

Technically as you are re-building the roof and this is a structural element and the shed is attached to the house and not simply repairing it then you would need to get approval. If the existing supporting structure was terrible and a potential danger then it is always possible that BC would insist on this or that, anything is possible! However my advice would be to just get on and do it and do it properly though it may depend upon your disposition, are you the kind of person who will be nervous in not bothering and will have trouble sleeping at night for fear of a knock on the door or a snotty letter from Building Control or are you cool as a cucumber about such things!

It may be prudent to take plenty of photos along the way before, during and after, just for the sake of it as it is possible the lack of approval could arise when you come to sell. Though presumably the rafters etc will remain exposed/visible anyway.

They more than likely will but just watch your heights etc to ensure your proposals stay within Permitted Development limits http://www.planningportal.gov.uk/permission/commonprojects/extensions/

Does the brick wall wobble if you give it a thump?

 

[jimmy81]

Thanks Freddy - that's sort of my thinking, I don't reckon I'd lose too much sleep over it

It may be prudent to take plenty of photos along the way before, during and after, just for the sake of it as it is possible the lack of approval could arise when you come to sell. Though presumably the rafters etc will remain exposed/visible anyway.

They more than likely will but just watch your heights etc to ensure your proposals stay within Permitted Development limits http://www.planningportal.gov.uk/permission/commonprojects/extensions/

Does the brick wall wobble if you give it a thump?

Plenty of photos is a very good idea, I'll do that - and yes, even with the increase in pitch it'll be under 4m so no worries there.

As to the blockwork - it's actually quite nice & solid... More than I can say about either the front or back doors!