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Rebuilding old garage. Planning permission?

Discussion in 'Building Regulations and Planning Permission' started by BadgerAnt, 9 Oct 2019 at 7:49 PM.

  1. BadgerAnt

    BadgerAnt

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    Hi all, sorry for the length of this post.
    We moved into a new old house recently and at the end of the garden is a single storey garage approx 9mx4m in size. The old owner had knocked one wall out of the original single garage and extended it using concrete garage panels and corrugated asbestos panels for the roof.
    I intended on making it water tight for the winter so removed the leaking corrigated panels and disposed of them but then discovered the original breeze block garage walls were beyond repair and were on the verge of falling down.
    The current building is located about 60cm from the fence on one side of the garden and about 30cm from the fence on the other side. It is more or less right up against the back fence.

    So now I want to demolish and rebuild it I wonder if anyone can help me understand whether i will need planning permission etc. All i can really find is about building a new outbuilding from scratch, nothing about rebuilding an old one.

    Any help appreciated.
    Thanks
    Tony
     
  2. martin hill

    martin hill

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  3. nickjb

    nickjb

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    Its all in the link above but here is a slightly easier to read list: https://www.planningportal.co.uk/info/200130/common_projects/43/outbuildings

    As you already have a building you can rebuild it without any permission but my understanding is that you would have to do it one wall at a time rather than knock it down. Don't know if this is true and I suspect it would be unlikely to be enforced. That may be moot anyway. As long as you have permitted development rights and the roof is below 2.5 metres then you can build it whether there was something there before or not. You will also be a little over the 30m2 limit for building regs, but again unlikely to be enforced if it squeaks over
     
  4. BadgerAnt

    BadgerAnt

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    Morning gents, thanks for your replies. I'll do some more digging.
     
  5. motorbiking

    motorbiking

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  6. ^woody^

    ^woody^

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    They can repair anyway and no need for a LDC.

    However, the OP wants to rebuild and that is not repair. A rebuild is treated as a completely new development and would be either PD or require full planning depending on the sizes etc.
     
  7. Leofric

    Leofric

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    - one wall at a time , really :!:
    - 36m2 is 6m2 over so probaby a bit risky :!:
     
  8. nickjb

    nickjb

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    That is my understanding. Not sure if it is true but it makes sense (legally, not practically). You can do repairs like for like without any permission so rebuilding one wall is fine. If you knock it all down there is no building there, just a site of a historic one. That should make planning permission more likely but doesn't give you any rights to build

    Its internal area for building regs, and I assume the dimensions given are external and approximate so it could easily be pretty close once you allow for wall thickness. It'll be about 33m2 with 100mm blocks and well under if it is built with a cavity
     
  9. ^woody^

    ^woody^

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    It's wrong. You can't rebuild something in parts to eventual renewal or substantial renewal and claim it is a repair or repairs.
     
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