Coach House & Permitted development rights - Questions

dares_uk

Hi, I have a few questions so I am clear.




Is a modern coach house ( flat above 3 garages) classed as a house, or a flat / maisonette ?


Would a coach house still have permitted development rights ?


My neighbour (detached coach house, above 3 garages) is doing and planning a conversion and extension. converting the garage into a kitchen, and extending out the back of the building for a room and conservatory.


I have been reading about permitted development rights etc.. for size of a single story extension etc..
But I find it weird/unbelievable that a couch house would have the permitted development rights, when flats and maisonettes have it removed.
Obviously it would change the look/feel of the building considerably.

hazyjo

Is it literally only one property? The one behind my old newbuild house (above my two garages) was classed as a flat. I suppose it could be a maisonette, although you'd expect another to share the building.


Can see what they're doing, but very surprised if they've got permission from the freeholder, let alone the council (presume needed!).

dares_uk

its the freeholder doing the work,
its only a 2 bedroom flat/coachhouse.
living in it for 3 months + doing the work/extension so they can sell it i believe. adding value.


but a coach house, being extended down into a garage, then adding a room and conservatory out the back
is a bit ott.

EachPenny

You say it is 'modern'. That means the first thing to look at regarding PD rights is the planning consent for the construction/conversion which made it into what it is today.

Often PD rights are 'removed' from individual properties/estates as part of the planning consent process.

Other conditions might prohibit a garage being converted into living space for example.

Otherwise there would be little point in planning authorities requiring a developer to provide (say) two parking spaces for a dwelling if the first occupier can immediately convert one of them into a swanky new kitchen. Likewise, if there is a minimum provision of garden (or outside space) required per dwelling then it makes no sense if the first occupier turns the garden into a conservatory, games room or gym.

Cakeguts

My understanding of these buildings is that they have garages underneath that do not alwasy belong to the flat above? They often don't have any land that belongs to them because they are a type of flat. So although there is land around the building it may not belong to the property.

If they convert the garage where are they going to park? The fact that is it detached doesn't mean that any of the land surrounding the building belongs to them is could be all part of the development open land.

dares_uk

If they convert the garage they will still have a parking space on the driveway in front.


The rear garden is there's.


I understand they are allowed to cover up to 50% of the garden with a shed / extension.


yes, it does still have PD rights.


There are two other garages underneath which belong to me, and another neighbour.


Yes I totally agree about planning permission etc... and required parking spaces... council have been unhelpful with me really...




The rear garden to the coach house is access through their own garage, there is no separate access.

silvercar

dares_uk wrote: »

If they convert the garage they will still have a parking space on the driveway in front.


The rear garden is there's.


I understand they are allowed to cover up to 50% of the garden with a shed / extension.


yes, it does still have PD rights.


There are two other garages underneath which belong to me, and another neighbour.


Yes I totally agree about planning permission etc... and required parking spaces... council have been unhelpful with me really...




The rear garden to the coach house is access through their own garage, there is no separate access.

Lots of terraced houses have access to their garden only through their house. So that wouldn't be a show stopper.

It would be interesting to see the price gain on this. Effectively converting what is a flat above garages to a house. Probably akin to a semi with flying freehold (or possibly flying leasehold). If you and your neighbour could be persuaded to sell your garages, it would become a detached house!

If you want to block this, I would be looking at the planning permission of the original development. See if this extension breaches any special conditions.

EachPenny

dares_uk wrote: »

If they convert the garage they will still have a parking space on the driveway in front.

If the planning consent has a condition saying the dwelling has to have two parking spaces then this isn't relevant. Developers typically meet a two spaces requirement by having one in a garage/carport and the second on the driveway leading up to the garage.

dares_uk wrote: »

I understand they are allowed to cover up to 50% of the garden with a shed / extension.

It is more complicated than that. The rules governing building heights, distance from boundaries, projection from 'original house' all have to be considered as well. In some cases the other rules mean that 50% coverage is not possible. It is more correct to say that no more than 50% of the garden can be covered. (Sounds pedantic, but is an important point which is the cause of many regrettable errors)

dares_uk wrote: »

yes, it does still have PD rights.

...council have been unhelpful with me really...

The first point is surprising, but may be explained by the second point. Some planning authorities are less restrictive than others.

dares_uk

I was surprised the council classes it as a house, and they confirmed it had PD rights.


I know the clue is in the name 'coach HOUSE' lol, but it is more of a flat/maisonette, which would mean it doesn't have PD rights.
what classes a flat these days ?


I will look into the original planning permissions.

societys_child

Does the conversion adversely affect you?

dares_uk

we are concerned about windows overlooking the garden, and the size of the rear extension,
the levelling of the rear garden which is currently a slope too, adding more cause for concern about privacy and being overlooked.