Planning Permission Required?

lkalka

Are there any planning permission 'experts' around

I'm looking at knocking my garage down, and replacing it with another the exactly same size.

Its 2.6 x by 8.1 metres. It's basically an old concrete 'prefab' garage that is raining in and doesn't look very nice. I would be replacing it with brick.

I would be digging down and putting new foundations in (enough to go 2 stories up if required in the future). I would also be extending my kitchen into the back of the garage (as per my Kitchen Design thread).

So the question is do I need planning permission, it is big but it's only a like for like replacement for whats there already.

TIA

Debt_Free_Chick

Possibly, due to you adding the kitchen to the back of it.

In any case, it's always best to clear these things with your local Planning Department, usually part of your Borough/District Council

Chippy_Minton_2

I'd say you will probably need permission for this, the kitchen aspect will be a change of use and new access from the house will need building regs. I'd get it for the full two story extension if you plan to do it all within 5 years. The replacement garage is unlikely to be refused as one is already there and brink will look nicer than prefab.

lkalka

Chippy_Minton wrote: »

I'd say you will probably need permission for this, the kitchen aspect will be a change of use and new access from the house will need building regs. I'd get it for the full two story extension if you plan to do it all within 5 years. The replacement garage is unlikely to be refused as one is already there and brink will look nicer than prefab.

Hi, it's intersting what you say about the 2nd story.

I have submitted plans for 2 stories but I've got a feeling there going to be rejected because it's too near to the border (theres no room to leave a gap).

This is a plan B which is not what I really want to do but might be my only option. If I put the footings in I could always try again for the 2nd storey in the future (if the rules change or whatever).

Any comments welcome.

Chippy_Minton_2

Get the council on side as soon as. Work with then and you'll get an idea of what you will be allowed. What's the other side of the boundary that may prevent permission?

lkalka

Chippy_Minton wrote: »

Get the council on side as soon as. Work with then and you'll get an idea of what you will be allowed. What's the other side of the boundary that may prevent permission?

Theres nothing directly to the other side, it's just a driveway and then 3.8 metres to the side of their house. I have spoken to them and they expressed a couple of concerns (after initially saying no problem) about a double extension: - 1) taking light from their kitchen (even though there own garage is doing that already to some extent) and 2) the damage the scafollding may do to their drive/garage. They want me to sign to something to say I will pay for any damage.

I would pay for any damage but I'm not sure about signing something! Do people think this could open 'a can of worms'?

Because of their concerns. and because I'm so close to the border (6 inch) I'm guessing it will be refused even though I have set the 2nd storey back 1.5 metres from the front of the house. There are 2 double extension very close to mine that were built a good while back (next door but 1 both ways).

Chippy_Minton_2

Your neighbours right to light will not be an issue for the council.

Why won't you sign something?

lkalka

Chippy_Minton wrote: »

Your neighbours right to light will not be an issue for the council.

Why won't you sign something?

I may do but I'm just a bit concerned Im leaving myself wide open to them 'blaming' everything on the builders. Maybe not on purpose but I supose they may notice things once they've started which may or may not have been there before. They mentioned not only signing something for the driveway but also their garage.. I suppose I could take photos beforehand.

Debt_Free_Chick

Signing anything doesn't really add anything. If damage is done, it has to be repaired at the expense of whoever causes the damage.

I think you're right to be cautious, but just signing something neither adds nor detracts from what your responsibilities are, anyway.

HTH

lkalka

Debt_Free_Chick wrote: »

Signing anything doesn't really add anything. If damage is done, it has to be repaired at the expense of whoever causes the damage.

I think you're right to be cautious, but just signing something neither adds nor detracts from what your responsibilities are, anyway.

HTH

Ok thats good to know.

I'm going to be chosing the builder carefully and make sure there fully insured. I will speak to them about what happens if they cause any damage to the neighbours property.

In terms of the light effect on the neighbours, I've been reading the Householder Design Guidance Supplementary Planning Document and that does talk about the impact of the extension on neighbours natural light being a consderation.

ormus

its a consideration but its not really a big factor in the final decision.
single storeys are much easier to pass PP than a double one.

a like for like building is virtually automatic PP.