Extending over attached garage - question

marginex

Hi,
We are about to complete on a house, the current owners had architect plans made up to extend over the attached converted garage (but now divorcing), the plans look good and we are hoping to look at doing something similar, now I know building over a garage requires good foundations, the garage is double skinned brick wise but one question is how do I found if the garage was built at the same time as the house? Odd query but current owners dont know. The fact the garage is already double skinned a good sign maybe?...just trying to research!
Thanks all

EssexExile

Why does it matter when it was built? If the garage doesn't have foundations that meet todays standards they will have to improved before you build on top of it. It's not the end of the world.

spinspiral

I would imagine you would need to check foundations via inspection hole(s) so your structural engineer can do his calculations and submit a full building regs plan. We have just started an extension over garage this week!

Soot2006

You'll need to check the foundations but probably only something you can do after you buy it.  If the foundations need work, there are options for you.

Really lovely house btw!

Jeepers_Creepers

Yes, the garage being double-skinned is a very good sign as it's superior and more costly to do. Chances are very good that the founds, therefore, are up to scratch too, but you won't know unless (a) you can show original plans and BC sign-off (which you can't) or (b) excavate an area for inspection.

This is standard peasy stuff, tho', but will almost certainly be insisted on by BC as part of the approval. 

Lovely house - enjoy :-)

marginex

Thank you all for the great advice and for the nice comments, we feel very lucky with the new house hence the want to make it our forever home

FreeBear

marginex said: one question is how do I found if the garage was built at the same time as the house?

Have a look on historical Ordinance Survey maps of your area - One site is https://www.old-maps.co.uk/#/ another is https://maps.nls.uk/

Although OS maps won't give you an exact date, you should be able to get within 5-10 years. You may even find the building outline is shown on the title deed plan, in which case, that would be a pretty good indicator that the garage was built at the same time as the house. Other clues would be comparing bricks, mortar (both the type, width, and pointing style).

marginex

FreeBear said:

marginex said: one question is how do I found if the garage was built at the same time as the house?

Have a look on historical Ordinance Survey maps of your area - One site is https://www.old-maps.co.uk/#/ another is https://maps.nls.uk/

Although OS maps won't give you an exact date, you should be able to get within 5-10 years. You may even find the building outline is shown on the title deed plan, in which case, that would be a pretty good indicator that the garage was built at the same time as the house. Other clues would be comparing bricks, mortar (both the type, width, and pointing style).

Thanks Freebear, i did buy the Land Registry title online and the map enclosed does seem to show the garage as being part of it via the outline, but would that map be the original if that makes sense?

Jeepers_Creepers

Google maps is also excellent for this. 
Once over your location, there's an option to go 'historic'. 

DevilDamo

@marginex If you haven’t done so already, check your LPA’s website to see if they have any Planning history for the property. If so, it may mention an existing or new garage. As others have said, what is the reason for wanting to find out when it was built? Adding on additional storeys to buildings will in almost all cases require the existing foundations to be exposed and approved by Building Control. If BC don’t carry out the inspection, they’d normally be happy for a chartered structural engineer to take this on.

@spinspiral I’ve never known to date any structural engineers who submit BR applications, let alone a Full Plans application. It’d be down to the architect/designer/agent or even the client to submit the BR application, which would also include the engineers’ details. Especially if the proposals include extensions that would need to be illustrated on a BR application.

greenface2

presume its not up to standard and work your budget from that . if it is you've saved a few bob