Garden office, permitted development or formal application?

gorsewood · 14 Oct 2020

I'm thinking about building a garden office and I'm aware of the 2.5m maximum eaves height. Problem is I'm a very tall bloke and that's just not going to be comfortable. So, I'm toying with the idea of not building it under permitted development but applying for formal planning permission for a max height of 3m. Everything else in the design remains the same, the stud walls are just higher.

What I'm worried about though is that, once I open this up to building control, they'll start demanding that it becomes "more" than a garden office. I don't want this to turn into a small house, I want to keep it cheap and simple.

Do you have any thoughts/advice/experience on how building control will treat this once it hits their radar screen? Will it be worth the hassle or should I just stick to permitted development limits?

Thanks,
gorsewood

Nakajo · 14 Oct 2020

You'd not be tempted to excavate 40cm or so?

gorsewood · 14 Oct 2020

Nakajo said:
You'd not be tempted to excavate 40cm or so?

Sadly it's not an option - there's a massive tree right next to where I want to put the office so I'd have to cut through all the roots which would likely destabilize it. It's already mis-balanced so I don't want to risk it.

frutbunn · 14 Oct 2020

As long as it is under 15m2 or if between 15-30m2 and either substantially non combustible or 1m from the boundary and does not have sleeping accommodation its exempt ( so you can put in whatever shallow foundation you like, though if its shrinkable sub soils you may regret it, particularly with a tree so close!
Regulation G1, G3 (2) and (3) applie though but these relate to water supply and water heating so may be irrelevant in your case. Part P applies, but your electrician will probably self certify this. Part L (thermal insulation) may apply depending on your Local authorities interpretation of the regs, that's assuming you are installing a fixed heating system.

DevilDamo · 14 Oct 2020

@gorsewood You are aware that Permitted Development (Planning) is different to Building Control?

How close to a boundary is to be?

How big is it to be, as in the internal floor area?

^woody^ · 14 Oct 2020

Building control can't demand jack. They check whatever you are building, not tell you what to build.

mrrusty · 15 Oct 2020

I'm just contemplating the same. I have the option of pent roof with 2.5 ht 1m from boundary - PD, or 3.4m ridge, 2.2m eaves 2m from boundary - PD, or same 1m from boundary and applying for PP. My choice at the moment is go for PP if it fails (and I can't see why it would) I'll move it >2m from boundary and do it PD. I also think a pent 2.5m is too low once you account for the ffl above ground level.

check from the experts reqd which I think is relevant here. If PP fails can you confirm it doesn't change PD for exactly the same building in a slightly different position?

Notch7 · 15 Oct 2020

mrrusty said:
I'm just contemplating the same. I have the option of pent roof with 2.5 ht 1m from boundary - PD, or 3.4m ridge, 2.2m eaves 2m from boundary - PD, or same 1m from boundary and applying for PP. My choice at the moment is go for PP if it fails (and I can't see why it would) I'll move it >2m from boundary and do it PD. I also think a pent 2.5m is too low once you account for the ffl above ground level.

check from the experts reqd which I think is relevant here. If PP fails can you confirm it doesn't change PD for exactly the same building in a slightly different position?

I've built a garden office, just under 30 sq metres.

I made it under 2.5 metres high with a flat foof, the internal ceiling height is 2150 mm. Although it feels spacious as it has a 1.6m x 2.0m lantern. I had to dig out about a foot of ground to get it to work. From highest part of natural ground to top of lantern it's actually about 2540mm.....I'm hoping I'll get away with 40mm

I can't see a pent roof working very well keeping under 2.5 m

I think you are taking the best route....applying for planning to get what you want. It doesn't stop you building a PD compliant structure.

gorsewood · 17 Oct 2020

Thanks all.

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Garden office, permitted development or formal application?

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