Building large garge under strange circumstances

[Mickeyw92]

Hi guys, bit of a strange one and lengthy but please stick with me. Im totally new to this but i beleive the circumstances are so unique that it isnt straight forward enough to just jump in with both feet and instead i should seek advice from far more experienced/knowledgable than I.

I bought my house 2 years ago. Its an end terrace, but wasnt always. It was a ‘second off end’ house but the end house was demolished. So my house came with the land of another house on the side of it.

Now i want to build the biggest garage possible on this land. But i need to weigh up my options of whether i get a concrete sectional garage, or can i make a lean to structure? The area of my intended garage would be 26ft x 15ft (if i built a lean to) or 24x14ft if i use a prefab garage.

Would i be right in assuming that wont conform to permitted development? A few People have suggested that as neither of them options would be ‘permanent fixture’, i wouldnt need any planning permission or building regs.

Secondly, the ‘end house’ land that i intend to build on is on a seperate deed to my actual house, so when we build the lean to, it will literally go ‘boundary to boundary’ of this land deed, and when they talk of ‘50% of the area of the original house’ the house is on a seperate deed so does this mean its not applicable?

Basically im wanting the biggest garage possible so i never have to think about upgrading in the future. However, if it comes to me needing building regs and getting tradesmen to come in and ‘sign off’ all the electrics etc it will cost far FAR too much to make it financially viable. Whereas as i am capable of doing all the work necessary myself if i can do it without having to pay for certificates etc.

I have recently built a very sturdy boundary wall measuring in at 6’6 tall, which stands on the original houses foundations, and have also recently laid a concrete base spanning the area of the planned garage. Now in the ‘lean to’ idea i would be building a sloped roof off of this boundary wall, up to the gable end of my house. But by using said boundary wall on foundations, would the council see this as more of an extension on the house (even though theyre two seperate deeds or would i get off on a technicality) or could i say it is a lean to garden shelter with little consequence?

I have spoke to several neighbors in the street and none of them have any objection to me having a garage, and all agree that seeing as there used to be a 2 story house there, how can they knock me back for a single story garage?

If you made it to the end, thankyou, and i look forward to hearing from you

Thanks

 

[johnny2007]

Firstly, you must find evidence that there was a house there so if one day you decide to build a 2 storey extension the chances of it being approved will be much higher.
Now with the deeds: just throwing it there, couldn't you transfer the plot of land onto your home land so to make it all one item on the land registry?
Don't know if possible, so contacting land registry would be next move.
Then the 50% business and the boundary problem would be a thing of the past.
With regards to just leave paperwork as it is and build a garage, there's a procedure which for £60 in west London (might be higher elsewhere) let's you know if your project is exempt from planning permission and so it's permitted development.
Don't remember the exact name, last time i did one i still had hair.

 

[Mickeyw92]

Thanks for the response.

i dont really have any intention to build a double extention, but you never know what the future holds i guess. Other than the councils own records of the house that was there (it was only demolished in the 80s), in the attached photo, you’ll see theres still the chimney breasts of the house and a small section of the front elevation wall (god knows why theyre still there but i suppose in one way this will all help.)

so if i was to ‘merge’ the deeds, then build the garage i want, theoretically its footprint would be 100% of the area of the house it was attatched to, and would still go to the edge of the property boundary. Is this likely to be classed more as an extension than an outbuilding?

i was going to organise a ‘pre-planning’ meeting with durham county council in the hopes that they will come out to my house and we can have a more informal chat about what my options are, but i have no idea of the extent that these pre App meetings go to or what to expect?

 

[johnny2007]

They're usually very good and quite helpful.

 

[Mickeyw92]

Hmm. Should be money well spent then..... to be fair and i dont know why but i was always under the impression they wouldnt be helpful at all. Meh, just a wrongful assumption i guess

 

[Tigercubrider]

Unless cost was prohibited, I would be tempted to build whatever single story garage you build strong enough to support a second floor?

Does this mean you have side access?

 

[Mickeyw92]

Yeah cost is a factor to a certain extent, i cant afford ‘extension’ money but i can afford prefab garage type money, but obviously i need to get the most i can possibly get with one putlay of money

Yeah ive got access on 3 sides and the 4th would be party wall onto my house.

 

[Tigercubrider]

I am not an expert but would think it would add value in excess of the cost

 

[Mickeyw92]

Agreed. So maybe its worth paying the extra for extension quality building, and paying for all the building reg compliance that goes with it?

but then;
My garden wall, would that pass as a suitable ‘exterior wall’ on an extension, even with a view to build up an extra story at a later date? As opposed to just an outbuilding wall which is much lower standards?

 

[cdbe]

Apply for planning permission to build a new house, sell the land, sell your house, buy a new house with a garage.

 

[kingandy2nd]

Not sure why all these guys are advising you to build sturdy enough for a double story extension in the circumstances.

Given that you've already built off the original foundation with a wall, and concreted in inside area, I don't see you can build a sturdy garage (for later conversion to an extension) because I'm guessing you've not put a suitable foundation under the new concrete - and your talk of money makes me guess you don't want to be knocking down the wall you've made to make it cavity wall instead.

 

[kingandy2nd]

You should have just made the garden wall a bit differently and you'd be one-third of the way to your new garage now...

 

[mrrusty]

Apply for planning permission to build a new house, sell the land, sell your house, buy a new house with a garage.

This. My thoughts are that as this is technically a separate property, you will need planning permission to build on it. I can't see how it would be classed as an "outbuilding" as there isn't currently a building on the plot.

I suspect there are quite a few wrinkles in what you want to do, and if you don't play by the rules you could get burnt. No matter what you WILL need sign-off on any electrics - you cannot add a new garage circuit yourself.

 

[frutbunn]

What was there previously has no bearing on what you are proposing, nor does it make any difference if its not a permanent fixture as you mentioned.
Its difficult to say for sure whether you require planning permission as this depends on a variety of criteria although I would tend to assume you will need planning permission. Any extension will require B Regs as will the detached pre fab using the dimensions provided.
You can install electrics yourself however this will require an inspection by building control, however most people elect to use an approved electrician who can self certify the work.
If you require any plans/applications prepared I'm in the NE, in fact I used to work in Building Control in Co Durham.