Replacement Garage

[welshcottage]

Hi we are based in Powys Wales

We currently have an old metal garage, double opening doors in wood opening into a Unclassed lane. It's been there for at least 45 years.

It's is in very poor condition and looking to rebuild with a half brick, half timber building in keeping with the local area with a simple slate roof.

Would I need to gain planning for this my concerning being it opens onto a road, different material, but position is like for like.

All advice welcomes






re based in Powys Wales

 

[oldbutnotdead]

First off, what floor area are you talking about? If less than 30 sq m then you can do what you like (as long as structure is single storey, less than 3m high and substantially non combustible).

If more than 30 sq m then you need to do the job bit by bit- as long as you are maintaining the existing structure then you won't need planning- might need building regs but that's another matter.

The maintenance plan would be;
Prop one side of the roof
Lose the wall on that side
Put a reasonable foundation in- stick lengths of rebar round the corners.
Build your masonry/timber wall (or whatever you fancy) up to roof height
Prop one end
Repeat above
Prop the other side
Repeat above
Prop the other end
Repeat the above
Strip the roof- as long as you don't change the profile massively then just recover, no PP required.

As long as you do the 'repairs' in stages and don't change the footprint or roof height/shape then you are maintaining an existing structure. If you flattened the thing and started again then you'd need approval for the demolition and possibly PP (depending on size) for the rebuild.

 

[welshcottage]

Hi

Thanks for the reply it's only around12sq meters so quite small.

Therefore fire can we just knock down based on that and rebuild or still have to go down the repair/maintain route ?

 

[^woody^]

Any successive number of "repairs" that results in a completely new, or significantly new garage will be treated as a new structure in terms of planning law, and will need to conform to the relevant requirements - ie conform to permitted development, or a full planning application.

You don't need permission to demolish.

 

[oldbutnotdead]

At that size (as long as it isn't too high) then you can pretty much do what you like. Check the Planning Portal in case the rules in Wales are different to those in England but I don't think they are

 

[welshcottage]

Thank you all as far as I can see it fits into the realm of PD

It's not forward of the dwelling
Roof no more than2.5m
No raised platform etc
Not listed building, no more than half land around house under 20 meters from house.

 

[welshcottage]

Final question

Regarding materials, someone has mentioned that a timber building under a certian heght cannot border a highway is this correct?

 

[^woody^]

No.