Planning Permission for Garage Conversion??

oceanscape

We want to convert our large detached double garage into a one bedroom studio "house" to rent out to help pay our mortgage. The size of the building will not be changed at all. The local council said that the PP rules change on October 1st and that, under the new rules, we "might" not need planning permission but that it "would be better to be safe than sorry" (??!!!). Can anyone share any advice? I don't want to go into the hassle (and expense...) of PP if it's not necessary, but similarly don't want to go ahead if PP is definitely going to be needed. Apparently this is a very grey area in PP laws....

Dinah93

Good grief, that was awful advice! I would write in, and ask if you need permission. The new regulations are taking some getting used to, however in my opinion they do not in any way change the situation regarding the conversions of garages if you are not extending. You do not require planning permission to convert a garage to additional habitable living space which is incidental to the main dwellinghouse, providing no part of a conversion comes closer to an existing highway (ie you add on a porch or dormer windows etc). This is commmonly done to create a dining room/study etc. However in my opinion you are proposing to create an additional dwelling from your garage, and this does require permission. It isn't a hugely clear cut area, however I would consider this to be the creation of an additional dwelling. If you go ahead and make the changes and then one of your neighbours objects to the council and it is found you do need planning permission, you may be required to undo your work if this is refused which will obviously have significant cost implications to yourself.

If in doubt, write to your council and ask for a written response. If they come back saying it's permitted development but this is an informal officers opinion (similar to my disclaimer below!) write again and ask to apply for a certificate of lawful development, as this will protect you against any future action being taken against you by the council.

Hope this helps, D

The above is purely an informal opinion and should be treated as such. I am a qualified planning officer experienced within local authority planning and conservation issues and any advice offered on these forums is done with the best of intentions however it should not be taken as legal advice

zfrl

Don't forget you will still need to pass building regulations!

planning_officer

Agree with Dinah above - that's dreadful advice you were given by your council! Like Dinah says, you are planning to create a separate dwelling, which will always need planning permission. There's clearly a separation of use from the main dwelling (i.e. yours) if you're planning to rent it out. You could probably convert it into a residential annexe (say, for an elderly relative) which does not constitute a change of use, but to rent the 'studio' out in my opinion would definitely be a change of use.

You'd have to demonstrate compliance with your local council's planning policies - most likely to ensure adequate parking is available, amenity space exists for the new dwelling and there is no effect on neighbouring residents. Although I don't know the site at all, I would imagine something like this is unlikely to be approved.

ninja.turtle007

Hi, sorry to chip in on your thread. When i moved into my current house the single detatched garage had been convert into a spare bedroom with on suite shower, toilet and basin. Was this supposed to have PP? Or anything else for that matter?

Thanks

oceanscape

Thank you for all of the excellent advice; I really appreciate it. It looks like trying to get permission will definitely be the best way, since it will be a creation of a new and separate dwelling.

planning_officer wrote: »

Although I don't know the site at all, I would imagine something like this is unlikely to be approved.

Can I ask why you think that? Our bungalow is very privately situated and I don't think any of the nearby neighbours would even notice if the garage was converted, since they can't see into our plot and the plot does not look out on to any other properties. There is also a large patch of grass to the side of the detached double garage, would could provide a garden, and plenty of car parking space all around.

Dinah93

ninja.turtle007 wrote: »

Hi, sorry to chip in on your thread. When i moved into my current house the single detatched garage had been convert into a spare bedroom with on suite shower, toilet and basin. Was this supposed to have PP? Or anything else for that matter?

Thanks

If this is incidental to the main dwelling then most likely it would not have required planning permission. It's only when it begins to constitute a change of use or the creation of an additional dwelling that issues start to arise. There is no kitchen in the garage conversion, so it realistically isn't a seperate dwelling. A lot of people convert their garages to provide additional living space, and a detached garage might have been seen as the perfect solution to stick grannie or the noisy teenager in. It may well have required building regulations however, but this should have been checked by your solicitor when purchasing the house.

Regards, D

The above is purely an informal opinion and should be treated as such. I am a qualified planning officer experienced within local authority planning and conservation issues and any advice offered on these forums is done with the best of intentions however it should not be taken as legal advice

Dinah93

oceanscape wrote: »

Thank you for all of the excellent advice; I really appreciate it. It looks like trying to get permission will definitely be the best way, since it will be a creation of a new and separate dwelling.


Can I ask why you think that? Our bungalow is very privately situated and I don't think any of the nearby neighbours would even notice if the garage was converted, since they can't see into our plot and the plot does not look out on to any other properties. There is also a large patch of grass to the side of the detached double garage, would could provide a garden, and plenty of car parking space all around.

It may constitute overdevelopment of the site, and you may be unable to provide the parking required for a seperate dwelling via an adequate access, or adequate amenity space (ie a seperate garden) for the new dwelling. There should also be no issue of overlooking between the properties, or of the neighbours. In design terms a garage by and large does not lend itself to becoming a house, and may be a detrimental element in the streetscene and affect the character of the area. If you think your scheme has wings, then it's always worth applying for planning permission but this is the sort of scheme my authority would seek to discourage. The fee for planning would be £335 for a new dwelling, building regulations would be a seperate matter, and you will need to get full plans drawn up.

Regards, D

The above is purely an informal opinion and should be treated as such. I am a qualified planning officer experienced within local authority planning and conservation issues and any advice offered on these forums is done with the best of intentions however it should not be taken as legal advice

planning_officer

oceanscape wrote: »

Can I ask why you think that? Our bungalow is very privately situated and I don't think any of the nearby neighbours would even notice if the garage was converted, since they can't see into our plot and the plot does not look out on to any other properties. There is also a large patch of grass to the side of the detached double garage, would could provide a garden, and plenty of car parking space all around.

I can't put my response any better than Dinah already has above! You have to remember that the council will be looking at the character of the area and if it's not typical, or constitutes overdevelopment, then it is likely to be refused. My council would also not look favourably on this type of development, as a general rule. You also have to remember that the council will be seeking to protect your amenities as well as those of the occupiers of the new dwelling - so if the new occupiers would be driving past your front windows for example if it's one driveway area then that's unlikely to be acceptable. Likewise, if you can overlook their dwelling/garden or they can overlook your house/garden that's likely to be an issue.

I think the main point is, like Dinah says, garages do not lend themselves to be converted very well into a separate dwelling. Are you in a rural area? If so, then it may well be contrary to local plan policies which may seek to restrict new dwellings in the countryside. If you're in Green Belt, then it's a complete non-starter.

fluffymuffy

zfrl wrote: »

Don't forget you will still need to pass building regulations!

And in some areas (eg with difficult ground conditions) it will be impossible to get even a recently built detached garage passed as a habitable building. I'd be speaking to your local council's building control officer before doing anything at all as it might be a non-starter. Also (and this might be local to us) I'd speak to the council's geotechnical engineers as these people have the final say over foundations - this particularly applies if the ground is reclaimed from a previous industrial use.