detached garage conversion - looking for advice

iwmorg

Hi everyone,

Basically looking to convert our single detached garage into an office / utility room (possibly with an extra shower and toilet as well).

Just looking for any guidance or advice from those who have done something similar, especially in the following areas

Planning – everything I’ve read suggests planning is not required as the size of the building is not being chnaged in any way, just simply some alterations in use. Has anyone encountered any planning issues when converting a garage?

Architect/Design/Builder – What approach have you taken when coming to plan the works, obtaining quotes etc? Would you bother with an architect?

Garage to be converted to following specification.

- New roof – flat felt roof (insulated) to replace existing corrugated asbestos type roof.
- Replace existing garage door with UPVC infill with window or possibly brick up with window.
- Install patio style doors and standard upvc door to side of gararge – open up existing brickwork.
- Internal dividing wall to be built (boarded stud wall) to split garage roughly 60:40 (office:utility)
- Move Oil boiler from kitchen into new utility area in garage (oil tank is just behind garage at the moment so believe it should be easy enough to reposition without extensive new pipework)
- Internal boarded/skim walls insulated to building regs.
- New lights, sockets, including wall socket for wall hung tv (there is already electricity in the garage but cabling may need to be upgraded)
- Plumbing to be installed in utility area for washing machine, possibly also toilet, basin and shower cubicle(not yet 100% sure if we’ll go ahead with this aspect.)
- Any necessary works to connect new plumbing fixtures to drainage.
- Install radiator x2.

One wall of the garage forms part of the boundary with next door – will this cause any issues? We wouldn’t want to do anything with this wall like add windows etc, we would just want to make sure it is adequately watertight. Also on the matter of being water tight, the garage is single skin brick built – is it typical that additional work is required to make watertight? Such as pebbledashing or sealing etc?

We will likely do all decorating, furnishing and flooring ourselves.

Based on the above what are your thoughts? Would you approach a couple of builders, discuss the requirements and ask them to quote, or get an architect to draw up some plans and then obtain quotes based on the plans? We’re hoping to do the work for about £8-9k, does this seem realistic (in Wales)?

Many thanks in advance for any advice you can offer based on your experiences.

McKneff

Ring the planning Dept first.dont leave it to chance

iwmorg

I did. They sent me a leaflet that basically said I probably didn't need planning, but that I could submit more detailed info and/or plans for a definitive answer...oh and pay a fee of course!

:wall:

AndyMc.....

iwmorg wrote: »

I did. They sent me a leaflet that basically said I probably didn't need planning, but that I could submit more detailed info and/or plans for a definitive answer...oh and pay a fee of course!

:wall:

No doubt it’s a modest fee compared to the cost of the conversion.

iwmorg

Yeah pretty much - don't grudge paying it and will probably do so for peace of mind. I mentioned planning just to see what others' experience had been if any.

More interested in hearing experiences on the other aspects though - architect Y/N, costs, design, construction etc.

Thanks

Weave

We have just converted our detached garage to an office whilst having an extension done elsewhere on the house. We did not apply for planning permission for this part of our project, but we did for the extension to the house.

We bricked up the garage door and one window. We replaced another window and access door and had a new roof added. Dug out the floor to add a damp proof course and insulated walls and ceiling. New electrics and two rads added from house central heating.

We did not use an architect for this, you just need to create a written brief/plan for a competent builder to work from. I recommend getting three detailed quotes stating what is included in their quote and not just a total price. Also clarify if vat is included as some of them quote a price that has no vat included which usually means cash payments!!

Weave

To follow on from the above, I missed a few points that may be of interest:

Our garage adjoins next door with single brick. Our builder just double insulated the walls all round which makes the room narrower but retains the heat.

We also have oil and you may want to reconsider having that boiler inside. They give of a smell when burning. We have ours in a brick cupboard attached to the house.

We did no additional work to the existing external side of bricks to make them water tight other than a bit or re-pointing where required.

Something to be aware of is finished insulated ceiling height in your garage is probably lower than the rooms in the house so the room will feel smaller. This is something we had not thought about but you may have already realised this. It still works as a perfectly functional space though.

The cost of our project was nearer £20k to a finished spec (West Midlands). We also had a dividing wall with door internally to create a small second room. Our garage is double length as a tandem garage so not sure how this compares area wise to yours.

Hope this helps.

theonlywayisup

Weave wrote: »

We also have oil and you may want to reconsider having that boiler inside. They give of a smell when burning. We have ours in a brick cupboard attached to the house.

We have oil fired boilers, at home and in our holiday lets. If yours is letting off a smell then you need to get it checked. They should not be smelling at all.

Weave

theonlywayisup wrote: »

We have oil fired boilers, at home and in our holiday lets. If yours is letting off a smell then you need to get it checked. They should not be smelling at all.

Thanks for this advice. This is the first time I have lived in a property with an oil boiler and assumed the slight oil smell is normal and was the reason it is located externally. It's only 3 years old so I'm hoping it's ok!

getmore4less

Flat felt roof.

Rethink that one for something with a longer life.

Louis8128

We are looking to buy a property with a detached double garage which is approximately 4 feet away from the house which we intend to attach both and turn into granny annexe...making the house L shaped ...however our garage is attached (along the back) to next doors garage which is also detached from their home. Could anyone advise as to the regulations on this. (Next doors house is a mirror image)
Thank you