Adding a garage onto side of house

Jclappi

Hi, We currently have a detached garage at the back of our property with a driveway down the side of the house. I'd like to knock down the existing garage and rebuild it on the driveway, creating extra space in the garden. I'm unsure as to whether planning would be needed and if so, how I should proceed in order to have the best chance of it being accepted. I don't really mind about the roof so would be happy with dual pitched, single pitched or flat but as the garage would be built within 1m of the boundary fence, would a flat roof mean that no planning was needed - I have read that a permitted development must be below 2.5m. I can't see any other reasons why it would need planning permission. I have never applied for Planning permission before so I am a bit wary of the process and if I could avoid it, I would like to I think. 

DevilDamo

It’ll need formal and full Planning as you’re on a corner.

https://assets.publishing.service.g...e/830643/190910_Tech_Guide_for_publishing.pdf
(Page 16)

TELLIT01

The OP hasn't said the property is on a corner, just that the garage will be at the boundary.  they may just have shown their property in the sketch.

DevilDamo

Yep! 

Jeepers_Creepers

Although not very pretty, a 'flat' roof, sloping gently towards the back, will at least ensure all the rainwater issues are kept within your own boundary and easy to maintain.

As for whether you'll need PP, I suspect the answer is no, but you'd need to confirm. One LA had a really nice graphical method of guiding you through this, but I can't find it...

Jclappi

No, it is not on a corner. On the other side of the boundary is the back of the neighbours garden(They are on a corner).
Thanks Jeepers, that's helpful. With regards PP, it seems the general consensus is that if it will be above 2.5m in total height, as it is within 2m of the boundary it would require PP. If I went for a flat roof then that would alleviate this problem. The other option would be a double pitched roof but with the gutters at the front and back (like below), but then this would require PP I think.

Davesnave

Anything is better than a flat roof IMO, even applying for planning permission!

Jeepers_Creepers

Yes - go pitched :-)

Even if PP is required, I suspect strongly it'll be granted. Is there any obvious reason why it wouldn't be (other than - perhaps - overall height)? (And, no, a neighb objection doesn't carry water unless it's a valid planning issue).

Could you even design the roof to have a normal pitched tiled roof at its front - but only up to the max 2.5m - with a gentler slope at the back. Would that look yuck?!

Jclappi

To be honest I don't think there would be any neighbour objections. It was more the thought of going through the planning process that I was concerned about. I have very little idea of what it would entail - How much longer it would take for the build to get done, how much extra costs for application, drawings etc. As it's potentially only a small project I wanted to keep it as simple as possible. The purpose of the work is mainly to make the garden a bit bigger by making use of the redundant space on the driveway, but obviously if the costs outweigh the benefits then it's a non-starter!