Garage extension. Where do I start, do I need a builder, an architect.

lizziegizabit

Hi, I'm hoping might be able to get some straightforward advice as I really do not know anything at all I'm completely green as grass.
I am wanting to have a double garage and utility extension built to the side of my house to replace a brick built prefab single garage and lean to utility/workshop space.
I have no clue as to how much it migh cost and no clue where to start. Do I just get builders to come have a look and give me rough guide/guestimate. Do I need to have plans drawn before they look at it? Might I need an architect? Will I need planning permission?
I have had a look on the Planning Portal to try and figure it out and it's not made anything any clearer for me at all. 
Any help or advice would be greatly appreciated.
Thanks

Doozergirl

You'll need a designer/architect.  Sometimes building firms design and build, but most don't.  

Permitted development, if you have full rights, allows you to extend to the side by up to half the width of the original house.   Depending on how wide your house is, is may or may not fall under permitted development, but that's what your designer is trained to know.  

Permitted development won't allow you to build into the space where your side extension starts to become a rear one, so if your planned extension is longer than the original house, that would need PP.  

lizziegizabit

Just thought this might add some perspective. Would be to knock down from brown door and replace existing possibly extending to the boundary if permitted. Know it's not the best angle.

Section62

If its a corner plot (i.e. there's another street at the 'front' of the house) then planning/permitted development can be a bit more complicated - you'll need to be absolutely sure the Local Authority would be happy if you try to build as PD.

Is it an ex-Local Authority house?  If so, you need to take extra care to check for covenants regarding extensions and building works.

There's a good chance the garage is built from materials containing asbestos, you should get these checked/tested to confirm, rather than just letting a builder take a sledgehammer to it.

And don't try to build anything without getting an architect/designer to draw up a proper plan for you.

Doozergirl

That would almost certainly need planning permission based on the proposed width and your house being half of a semi.  

But as above, if it's on a corner plot then it may well need planning permission for almost anything anyway.  

Rosa_Damascena

OP - take a look at my Stupid Mistake thread before you get too carried away!

lizziegizabit

Section62 said:

If its a corner plot (i.e. there's another street at the 'front' of the house) then planning/permitted development can be a bit more complicated - you'll need to be absolutely sure the Local Authority would be happy if you try to build as PD.

Is it an ex-Local Authority house?  If so, you need to take extra care to check for covenants regarding extensions and building works.

There's a good chance the garage is built from materials containing asbestos, you should get these checked/tested to confirm, rather than just letting a builder take a sledgehammer to it.

And don't try to build anything without getting an architect/designer to draw up a proper plan for you.

I've just checked the deeds and the only restrictive covenant has made me chuckle.

No part of the land hereby conveyed or any building already standing or hereafter erected thereon shall be used for the manufacture or sale of intoxicating liquor or as a club.

What a strange restriction on a residential property.

Wonder what other weird and wonderful covenants are placed on land and if people actually take heed.

FreeBear

lizziegizabit said: I've just checked the deeds and the only restrictive covenant has made me chuckle.

No part of the land hereby conveyed or any building already standing or hereafter erected thereon shall be used for the manufacture or sale of intoxicating liquor or as a club.

What a strange restriction on a residential property.

Wonder what other weird and wonderful covenants are placed on land and if people actually take heed.

Not that unusual - I have something similar in my deeds along with not keeping pigs, running lodgings or brothel. Pretty common for houses built on ecclesiastical lands as I understand. Not that it has stopped me from brewing my own wine or having lodgers

rentalforever

lizziegizabit said:

Hi, I'm hoping might be able to get some straightforward advice as I really do not know anything at all I'm completely green as grass.
I am wanting to have a double garage and utility extension built to the side of my house to replace a brick built prefab single garage and lean to utility/workshop space.
I have no clue as to how much it migh cost and no clue where to start. Do I just get builders to come have a look and give me rough guide/guestimate. Do I need to have plans drawn before they look at it? Might I need an architect? Will I need planning permission?
I have had a look on the Planning Portal to try and figure it out and it's not made anything any clearer for me at all. 
Any help or advice would be greatly appreciated.
Thanks

If you're serious and not just curious, then you need technical drawings. Only then will any reputable builder actually quote properly for the job. There's more work than capacity in this country so builders will often use this as a filter for whether its worth their time quoting for the job. You can at that point stop but unfortunately the cost of the drawings are non refundable. Get someone local to do the job and unless you want to be in an episode of Grand Designs, get someone with a humble design portfolio.

Rosa_Damascena

FreeBear said:

lizziegizabit said: I've just checked the deeds and the only restrictive covenant has made me chuckle.

No part of the land hereby conveyed or any building already standing or hereafter erected thereon shall be used for the manufacture or sale of intoxicating liquor or as a club.

What a strange restriction on a residential property.

Wonder what other weird and wonderful covenants are placed on land and if people actually take heed.

Not that unusual - I have something similar in my deeds along with not keeping pigs, running lodgings or brothel. Pretty common for houses built on ecclesiastical lands as I understand. Not that it has stopped me from brewing my own wine or having lodgers

Two out of three ain't bad.