Building extensions and parking

onlyroz

We are currently looking at putting in a planning application for a loft conversion which would increase our house from a 3-bed to a 4-bed. As the volume of the conversion exceeds 40 cubic metres the extension does not come under permitted development rights.

I have had an initial response from the council regarding our proposals (but we have not yet put in the full application). They say that in principle they would recommend our proposal for approval - but say that we would need to make provision for three parking spaces on our property, because the regulations say that a 3-bed needs two spaces and a 4-bed needs three spaces.

Does anybody know anything about this requirement for parking spaces? In particular I want to know if we actually have to put in the parking spaces or if there just needs to be space in principle to park three cars.

Currently, we have a small enclosed front garden with a wall, pedestrian gate, gravel and a path. In principle we could apply to have the curb dropped and then knock down the front wall to create two parking spaces. However, we would prefer to keep our front garden as it is. Round the back of the house there is a small lane which has enough space to park one car per house. Some of the houses have a garage round the back as well - but we chose to remove our garage recently to make the garden bigger and really really don't want to have to put the garage back up again. Also, down the side road there are three communal parking spaces (shared between around 8 houses) and nearby there are also another 6 communal parking spaces near the local coffee shop.

So the situation is that we currently have one parking parking space in the back lane and access to another 9 communal parking spaces nearby. We have space on our property, in principle, for another three parking spaces (two in the front and one in the back garden) but would prefer not to have to use the space in this way.

Does anybody know what the council's stance on our situation would be - and would they tell us that we couldn't extend the property unless we actually turned most of our garden into a car park?

Cash-Cow_3

Councils will set parking standards for residential development. In your case 3 spaces for 3 beds and 4 spaces for 4 beds is not an unusual level for councils to adopt.

As you have one space at the moment you are one space 'short' of the standard for 3 beds. With the development you would be two short. To insist that you provide two extra spaces is unreasonable behaviour and providing one extra is all you should need to provide. In other words in providing one more space you are not creating an additional shortfall against the standard.

You can of course submit your application without any extra parking but you may get the application refused. However, an appeal can be successful if you can demonstrate that there is adequate spaces close by. Each case is on its own merits so it is impossible to give site specific advice on this forum.

onlyroz

Thanks - but does the "standard" apply to actual parking spaces, or just to whether there is sufficient space on the property for parking spaces should the owner wish to create them?

Cash-Cow_3

Actual spaces that are usable i.e. a proper surface and access to them from the public highway via a properly constructed vehicle crossover.

WestonDave

Your position is an interesting contrast to a development I recently crossed swords with our council planners over - development of 6 two bed flats (each with two bathrooms making it pretty clear they were intended as room by room lets - so potentially 12 seperate occupants) no parking provided - council's report stated that the applicant cannot be forced to provide more parking than they wish to, also were worried about a nearby planning appeal that went against them when they turned a coversion from one house to four dwellings down on the grounds that only 3 spaces were provided not 4. Seems to me that there are two varients and you may need some local advice - certainly worth a try without the extra space and if needs be I can give you a pointer to the appeal case that got overturned and permitted.

onlyroz

Hmm interesting WestonDave. It seems like I have two council policies in conflict with each other. On the one hand they seem concerned that my property remains "in keeping" with the street, and in particular they don't want me to make changes that significantly alter the front view of the property (so no front dormers allowed). But on the other hand they seem to want me to knock down my pretty front wall and bulldoze my flower beds - which will surely have a far greater impact on the "character" of the street.

I don't really want to submit a planning application unless I'm fairly sure it will get accepted - because I know the application itself will cost quite a bit of money.

What do you think would happen if I paid for the dropped curb, submitted a plan including the addition of a front parking space, and then just didn't build in the parking space upon completion of the loft conversion? Would I then have the council knocking on my door to insist I dismantled the loft?

Alan2020

Personally I wouldn't buy a 4 bed house without a garage and at least 2 parking spaces. A lot of people fail to realise that house sellability depends on the clever ratio of things. So a 50 bedroom house with one bathroom has the same value as a 2 bed house unless you can convert it. I would get the garage in place and put a dropped kerb and have 2 tracks for the cars, but have turf and garden around it. This way you make your house desirable. I never understand what goes through peoples minds when they rip garages apart, it was like the other thread where someone wanted to remove a radiator as they weren't feeling cold :O

onlyroz

I appreciate what you're saying, Alan, but if we do this conversion then we would be staying here for 10-15 years (i.e. until the kids leave home). Therefore our primary concern is to make the house how *we* want it. Issues about resale-ability can be addressed if and when we decide to move.

Alan2020

You are welcome, just think about the future, in 10 to 15 years, time flies and regulations change, an anti car government will ban all dropped kerbs etc and you will be stuck with a huge house no one wants and can't downsize. How hard is it going to have dropped kerbs put in when planning is !!!! easy? You don't need to do anything with it, just have in place the infrastructure when you are working on it.

Cash-Cow_3

onlyroz wrote: »

What do you think would happen if I paid for the dropped curb, submitted a plan including the addition of a front parking space, and then just didn't build in the parking space upon completion of the loft conversion? Would I then have the council knocking on my door to insist I dismantled the loft?

I don't see the point in paying for the crossover and then not doing the parking space. A vehicle crossover will cost about £1000 depending on size. Anyway the highway authority wont normally put in the vehicle crossover until the parking spaces have been set out.

Were you not to comply with the planning condition then yes you may well have a visit from a planning enforcement officer.