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Attaching a detached garage

Discussion in 'Building Regulations and Planning Permission' started by Ofcourse, 26 Jul 2017.

  1. Ofcourse

    Ofcourse

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    Under permitted development, can we knock down the existing detached garage (1metre to the side of the house, fronting street) and attach it to the house, thus adding the current 1metre path to the garage footprint?
    We will also be changing the pitched garage roof to a flat roof, in-keeping with others properties down the road. It's a traditional semi-detached.
    Our advice from the council is that we need planning permission as we're increasing the size more than 50% of the original property (the existing garage was built at the same time as the house), the second advice is that as we're attaching the garage we're changing the use so again need planning permission.
    Does anyone have any experience of this situation? Thanks
     
  2. ^woody^

    ^woody^

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    Your not changing use that's for sure.

    And if you knock something down, and then rebuild it, you are not increasing the development footprint. The increase would be the bit of path, not the whole garage.

    So unless the bit of path is 50% of your whole front and back garden, then it's not an increase.

    If you don't have a road on the side, as well as the front, then it should be PD of you keep to the other criteria.
     
  3. Ofcourse

    Ofcourse

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    Thanks. Yes that makes sense. No road to the side.
    They have suggested that once we knock the garage down, then the new garage will be more than 50% width of the original house, they no longer take into consideration the existing garage as it's been (to be) removed. I can't find that rule in the PD.
     
  4. wessex101

    wessex101

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    Sounds about right, once you knock the garage down it will cease to exist so whatever you build in its place will be treated as a new extension so for permitted development you cannot go more than half width of original house. If you retain the garage and just infill the gap then that is a different kettle of fish. (I assume the "50% of the original property" in first post was talking about width and not floor area.)
     
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  5. ^woody^

    ^woody^

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    Sorry they are correct. I was confusing the 50% you mentioned with curtilage, not width of the house.

    The planners, and Wessex are correct in that for the purpose of PD, once the garage is removed, the new one is treated as a completely new extension

    Here is "the rule" from the tech guidance

    (j) the enlarged part of the dwellinghouse would extend beyond a wall forming a side elevation of the original dwellinghouse, and would –

    (iii) have a width greater than half the width of the original dwellinghouse
     
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  6. Ofcourse

    Ofcourse

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    Thanks all. Householder planning app being completed.
     
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