Converting part of garden to parking space.

pineapple

I live in an ancient rural cottage with no parking. I could park on the road but there are a lot of farm vehicles turning so I tend to park a few minutes walk away where there is plenty of off road space.
There is a pretty cottage garden plus an old cobbled courtyard. I could create a car pull in by taking down the dry stone walling and putting in hard standing. My house is at the beginning of a lane to a farm and access would be from the lane not the highway. I think the farmer would agree informally - but getting legal agreement with vehicular access written into the Deeds might be more difficult.
Not particularly keen on losing part of my garden but will be selling up in a year or so and everyone says it would add value.
Has anyone done it and what sort of surface did you use? Did you need planning permission/building control approval? The nearby farm has just changed part of their garden into parking. They just got in a digger and chucked a load of hard core at it. I very much doubt they asked anyone's permission.
Cheers

adamada

id do the same as the farmer, just do it, at the end of the day its just a parking space, ask the farmer if he will do the job for you with his digger,

when you take the wall down just save the stone, just incase it does have to be put back, but i very much doubt it, unless someone complains, and even if they complain, doesnt mean what youve done is wrong,

you can always apply for retrospective planning permission after youve been rumbled lol

hope that helps

Ectophile

If I were buying a cottage, and the only parking I could see was off a private lane, then I would definitely be asking my solicitor what right of access is in place.

Imagine buying the house, only to find that a stroppy farmer then puts a fence across the driveway because you've offended them.

Davesnave

Ectophile wrote: »

If I were buying a cottage, and the only parking I could see was off a private lane, then I would definitely be asking my solicitor what right of access is in place.

Imagine buying the house, only to find that a stroppy farmer then puts a fence across the driveway because you've offended them.

Right of access will exist because of use over time (prescriptive easement) but that will only be on foot if there is no history of parking there.

It would be in your own interest to start a conversation with the farmer over a proper vehicular access that you would pay for, both as a consideration for the favour and as a safeguard for him/her in the terms of the legals, which might include a % towards maintenance of the access lane. You would pay for the legal paperwork, of course.

It's likely that you'll receive a greater return than the cost of this when you sell, but just as important, you'll find selling quicker and easier. Many people won't look at a country property without parking.

J_B

As most have said, get the 'legals' sorted first.

Maybe you have vehicular access already??
Best check your deeds/ask your solicitor.

You don't say if it a public 'road' or private - that makes a load of difference.
If 'private' I *don't think* that you need planning permission, but will have to pay owner of the road for access.
If 'public', you may need to get PP for 'dropped kerb', even if there isn't one perhaps.

moneyistooshorttomention

There is a limit (about equivalent to one car in size) as to how much garden can be converted to car hardstanding now - ie to allow for drainage of surface water.

So the amount you convert will have to fall within those specifications or be permeable material of some description.

pineapple

J_B wrote: »

As most have said, get the 'legals' sorted first.

Maybe you have vehicular access already??
Best check your deeds/ask your solicitor.

You don't say if it a public 'road' or private - that makes a load of difference.
If 'private' I *don't think* that you need planning permission, but will have to pay owner of the road for access.
If 'public', you may need to get PP for 'dropped kerb', even if there isn't one perhaps.

Thanks. I was clear about the situation when I bought. As Davesnave says I have prescriptive easement for access by foot through the garden gate which adjoins the lane to the farm - just after where it meets the public highway. Sorry I should have made it clear - the farmer's lane is private so wouldn't have thought planning permission applies. Though wondering whether I would need building regs.
I think you are right. It would probably be worth having a legal consultation before doing anything. I could probably do the work with a nod and a wink to the farmer and some cash for his digger and labour but anyone I sell to might want it tied up legally.
Parking isn't really an issue in this village in that there is lots of handy land for cottages without parking but the solicitor did say when I bought, that if I put in just one parking space, it would add a lot of value.
There is actually one other house between me and the farm. It has hard standing for 3 cars in front of the property and obviously they have to go up and down the lane (past my house) for access. Will ask them what they have in their Deeds.

Davesnave

No planning permission or building regs apply and you can pretty much pave as much as you want so long as none of it drains onto the public road or into the water board's sewer.

See this link:

http://www.pavingexpert.com/faq_pavingFrontGardens.htm#q03

I shall be soon constructing a rain garden. I constructed one prior to the legislation and it works well, although at that time it was called 'discretely hidden builders' rubble.'

J_B

pineapple wrote: »

I could probably do the work with a nod and a wink to the farmer and some cash for his digger and labour.

Another possible option - maybe ask him if he would consider selling you a little bit of land for parking a car (or maybe even two?)