Vendors detached garage - planning/building regs?

Jigglebiz

I can see it on google maps satellite - but don’t know when those pics were taken

lincroft1710

Councils do not have armies of planning breach enforcers roaming the streets or checking Google Maps Streetview. So even if it less than 4 years old, the chances of you getting a visit or letter from the planners are slightly less than winning the Euromillions jackpot on a rollover.

Jigglebiz

Ok so consensus is this is pretty low risk?
Good. I just want to get on with it!

Doozergirl

Jigglebiz wrote: »

Ok so consensus is this is pretty low risk?
Good. I just want to get on with it!

It sounds like it's no risk.

Even the people talking about enforcement limits are going over the top if it's compliant!

Jigglebiz

Thanks Doozergirl. Just getting twitchy!

Waterlily24

Doozergirl wrote: »

That page is for building regs. Presuming it's a brick built garage, it's exempt, even within a metre as it's non combustible, as stated in your link, and that's all building control would be worried about.

Planning permission is a different thing, but for most people a detached garage falls under permitted development if the eaves are no higher than 2.5 metres.

Which bit of the building do you think contravenes any of the guidance?

You don't need an indemnity policy if it all conforms!

I agree, we built a quadruple garage and the only the height mattered.

duggan1

Jigglebiz wrote: »

I can see it on google maps satellite - but don’t know when those pics were taken

If you use Google Earth instead of Google Maps, the images are dated at the bottom (you might have to declutter to see it).

Section106

Waterlily24 wrote: »

I agree, we built a quadruple garage and the only the height mattered.

It is important for people to appreciate that all the requirements for permitted development have to be met. I know it isn't what you meant, but other people reading this thread in the future might get the wrong impression that height is the only relevant issue.

Jigglebiz wrote: »

I’m on the council’s planning website and their map of the area includes the outlines of this garage as well as the other outbuildings installed - so they must know about it?

The maps the council use are almost certainly provided to them by Ordnance Survey. The way the maps are produced by OS means some buildings are shown, but not others. The maps also don't show whether or not a building is new. Councils generally don't examine updated OS mapping to identify new/altered buildings.

Therefore the council won't necessarily know about the building, just because it appears on a map. It is also possible that the OS map is showing a building (or something which looked like a building) that existed before the garage was built. The maps are simply not that accurate.

Jigglebiz wrote: »

I can’t be completely sure it’s over 4 years old. No info has been provided on the property information form, so I’ll have to get my solicitor to enquire.

That is something which would concern me. If the vendor is not declaring that they have built the garage (and when) then what other information is missing?

One of the important issues not mentioned so far is where on the plot is the garage located? If any part of it is in front of the 'principal elevation' of the 'original' dwelling then permitted development would not apply. In other words, if part of it is in front of the house (excluding any porches etc that might have been added later) then planning permission would probably have been required, regardless of size.

Whether or not that matters will depend on whether you are past the limit on enforcement, and without knowing the accurate date of construction/completion of the garage there remains a risk (however slight).

Also not mentioned is whether there are any restrictive covenants or planning conditions attached to the property relating to building outbuildings (e.g. garages).

Jigglebiz

Thanks Section106

I have emailed my solicitor about this today and she is similarly concerned that the fact it wasn’t declared on the PIF. I think the reason could be entirely innocent (vendors have not bought or sold for many years) but could also be intentional.

However vendor showed us this garage very proudly and (being a builder) would have known if there was something wrong with it surely?

Garage is in the garden, brick built, about 1/2 a metre from neighbours fence. I’ve found further measurements that state it’s about 20m2 in size. Not sure on roof height.

Jigglebiz

I should have said, it’s in the back garden, not on the front elevation