Extension over garage

[Helsbells84]

Help, i am in a dilemma and have so many people telling me different things I don’t know where to start, we have a garage on the side of the house made with single skin and on a concrete base, so no foundations, we would like to add an additional bedroom, after speaking with my local council i am under the understanding this can be done under LDO with a few conditions needed to me met, ie the material must match up, windows not over looking etc, ive been told about getting a timber frame extension which in theory is quicker and less costly but my concern is surely the garage won’t hold the weight, as the outer layer would need to be brick, i have absolutely no idea where to start, who i need to contact and what costs/ timescale is expected any advice or a starting point would be very much appreciated

 

[^woody^]

You will need to either knock the garage wall down and build new walls on proper foundations, or have devised some sort of steel beam on columns in the garage corners on pad foundations.

That will be the same whether you have masonry or a timber frame.

You need a designer to drawn plans for building regulation approval, who will advise you on everything, and if he is not able himself, he will use a structural engineer for any specialist design. He will also confirm if you do actually need planning permission or not - a two storey side extension would normally need planning permission.

Don't go back to whoever told you about getting a timber frame, as I don't think they know that they are talking about.

 

[Notch7]

I would start by finding out if you garage has a foundation and the likleyhood if the garage can be built on or not. If not do you want to start from scratch.

Then get an idea of the cost. If its within a closeish factor of your budget, start looking more seriously at the project.

 

[Helsbells84]

Thank you for responding,

http://www.dudley.gov.uk/resident/planning/planning-services/local-development-order/
This is the link i was sent from my local council planning team, when i made my first enquiry which mademe think the requirements for planning permission was not required just the LDO application, first point of call you would recommend is contacting an architect?

 

[^woody^]

Thank you for responding,

http://www.dudley.gov.uk/resident/planning/planning-services/local-development-order/
This is the link i was sent from my local council planning team, when i made my first enquiry which mademe think the requirements for planning permission was not required just the LDO application, first point of call you would recommend is contacting an architect?

Yes, you may well be correct regarding the LDO. I thought you may have misspelt another acronym, as LDO's are quite new and rare.

If Dudley have extended permitted development to include first floor side extensions, then that's fine you wont need full planning permisison, just follow their application process.

You don't need an Architect, but you will need a 'designer' who is competant in this type of work. Such a designer may well be an Architect (albeit very expensive), but a better choice would be an architectural technician, surveyor or structural engineer. Preferably a single person who is experienced in planning rules, building regulations and who has practical building knowledge. This person should then be able to advise you on what can be built, how your needs can be met, and then design something suitable that can be built economically.