Converting a garage in a coach house

jaffy

Hi, 

I bought a coach house. It has 3 garages beneath it. I own one that I would like to convert into an extra room. However, there is a covenant that states only a motor vehicle is allowed to be stored in the garages. My question is, if I went ahead and converted it, with planning if needed, would it  no longer be deemed a garage once it has been converted into a liveable space? If so, the covenant would then no longer apply?

I looked at challenging the covenant, but it looks costly so was thinking along the lines I have outlined above to save all that hassle.

Would be interested in anyone thoughts if this is a good idea, or if I should go down any other routes to achieve my goal.

Thanks,
Sean

Emmia

It's a risk but depending on who holds the covenant, and how enforceable it is... you might be forced to revert it to a garage.

loubel

You may need planning permission to convert. Best to check with the council first. But no, converting it into a garage will not end the covenant.

Section62

jaffy said:

Hi, 

I bought a coach house. It has 3 garages beneath it. I own one that I would like to convert into an extra room. However, there is a covenant that states only a motor vehicle is allowed to be stored in the garages. My question is, if I went ahead and converted it, with planning if needed, would it  no longer be deemed a garage once it has been converted into a liveable space? If so, the covenant would then no longer apply?

I looked at challenging the covenant, but it looks costly so was thinking along the lines I have outlined above to save all that hassle.

Would be interested in anyone thoughts if this is a good idea, or if I should go down any other routes to achieve my goal.

Thanks,
Sean

Breaching a covenant doesn't make the covenant go away - but whether that matters depends on who the beneficiaries of the covenant are.

From the planning point of view, if the developer went to the expense of building a coachhouse+garages rather than building a conventional house on the plot then it is almost certain the reason was to meet the council's minimum parking standards - in which case there will probably be planning conditions requiring the garage to be retained as a garage, and the chances of getting planning consent to convert are likely to be slim.

It would be worth checking the planning situation (i.e. are there conditions) before spending too much time/money on the covenant.

Also bear in mind conversion of the garage to a habitable room will require building control signoff and could require a substantial amount of work.  Unless there's an easy way to integrate this space as an extra room in the dwelling then you'll potentially spend more on the conversion than the property will gain in value.

Herzlos

Is there any internal access to the garages from the house? Because if not you're going to have an expensive nightmare of a time converting it into anything that would make it seem like part of the house or even just "not a garage".

jaffy

Herzlos said:

Is there any internal access to the garages from the house? Because if not you're going to have an expensive nightmare of a time converting it into anything that would make it seem like part of the house or even just "not a garage".

The garage is located on the left of the coach house as you come down the stairs. I am planning to to put a doorway there to access the garage from within the property instead of out side. Above the garage is my lounge

jaffy

Section62 said:

jaffy said:

Hi, 

I bought a coach house. It has 3 garages beneath it. I own one that I would like to convert into an extra room. However, there is a covenant that states only a motor vehicle is allowed to be stored in the garages. My question is, if I went ahead and converted it, with planning if needed, would it  no longer be deemed a garage once it has been converted into a liveable space? If so, the covenant would then no longer apply?

I looked at challenging the covenant, but it looks costly so was thinking along the lines I have outlined above to save all that hassle.

Would be interested in anyone thoughts if this is a good idea, or if I should go down any other routes to achieve my goal.

Thanks,
Sean

Breaching a covenant doesn't make the covenant go away - but whether that matters depends on who the beneficiaries of the covenant are.

From the planning point of view, if the developer went to the expense of building a coachhouse+garages rather than building a conventional house on the plot then it is almost certain the reason was to meet the council's minimum parking standards - in which case there will probably be planning conditions requiring the garage to be retained as a garage, and the chances of getting planning consent to convert are likely to be slim.

It would be worth checking the planning situation (i.e. are there conditions) before spending too much time/money on the covenant.

Also bear in mind conversion of the garage to a habitable room will require building control signoff and could require a substantial amount of work.  Unless there's an easy way to integrate this space as an extra room in the dwelling then you'll potentially spend more on the conversion than the property will gain in value.

I will certainly do more research before spending any money on it. I will contact the council regarding planning and see what they say.

Most of the garages on the estate are breaching the covenants by storing household items in their garages, and I have not heard of any enforcement issues. My neighbour also does a bit of work in his garage, as do I, which breaches the covenant, but there have been no complaints from either side, or anyone on the estate and that's been going on for the past 5 years.

I guess it depends on who makes a complaint and if it gets found out! That's the risk if I just go ahead with it.

eddddy

Just to double check... is your property freehold or leasehold?

In general, there are 2 typical ownership set-ups for coach houses...

• 1) You own the freehold building including the 3 garages - and you lease 2 of the garages to other people

• 2) Somebody else (e.g. the developer) owns the freehold building - and you lease your home and one garage from the freeholder

Emmia

jaffy said:

Section62 said:

jaffy said:

Hi, 

I bought a coach house. It has 3 garages beneath it. I own one that I would like to convert into an extra room. However, there is a covenant that states only a motor vehicle is allowed to be stored in the garages. My question is, if I went ahead and converted it, with planning if needed, would it  no longer be deemed a garage once it has been converted into a liveable space? If so, the covenant would then no longer apply?

I looked at challenging the covenant, but it looks costly so was thinking along the lines I have outlined above to save all that hassle.

Would be interested in anyone thoughts if this is a good idea, or if I should go down any other routes to achieve my goal.

Thanks,
Sean

Breaching a covenant doesn't make the covenant go away - but whether that matters depends on who the beneficiaries of the covenant are.

From the planning point of view, if the developer went to the expense of building a coachhouse+garages rather than building a conventional house on the plot then it is almost certain the reason was to meet the council's minimum parking standards - in which case there will probably be planning conditions requiring the garage to be retained as a garage, and the chances of getting planning consent to convert are likely to be slim.

It would be worth checking the planning situation (i.e. are there conditions) before spending too much time/money on the covenant.

Also bear in mind conversion of the garage to a habitable room will require building control signoff and could require a substantial amount of work.  Unless there's an easy way to integrate this space as an extra room in the dwelling then you'll potentially spend more on the conversion than the property will gain in value.

I will certainly do more research before spending any money on it. I will contact the council regarding planning and see what they say.

Most of the garages on the estate are breaching the covenants by storing household items in their garages, and I have not heard of any enforcement issues. My neighbour also does a bit of work in his garage, as do I, which breaches the covenant, but there have been no complaints from either side, or anyone on the estate and that's been going on for the past 5 years.

I guess it depends on who makes a complaint and if it gets found out! That's the risk if I just go ahead with it.

There's a difference between using your garage for storage, and converting it to a habitable room, as you're proposing.

If your property is leasehold, you'll also need freeholder permission for the internal works to add the door you're proposing.

jaffy

eddddy said:

Just to double check... is your property freehold or leasehold?

In general, there are 2 typical ownership set-ups for coach houses...

• 1) You own the freehold building including the 3 garages - and you lease 2 of the garages to other people

• 2) Somebody else (e.g. the developer) owns the freehold building - and you lease your home and one garage from the freeholder

Yes I own the freehold and lease the other 2 garages to neighbours

jaffy

Emmia said:

jaffy said:

Section62 said:

jaffy said:

Hi, 

I bought a coach house. It has 3 garages beneath it. I own one that I would like to convert into an extra room. However, there is a covenant that states only a motor vehicle is allowed to be stored in the garages. My question is, if I went ahead and converted it, with planning if needed, would it  no longer be deemed a garage once it has been converted into a liveable space? If so, the covenant would then no longer apply?

I looked at challenging the covenant, but it looks costly so was thinking along the lines I have outlined above to save all that hassle.

Would be interested in anyone thoughts if this is a good idea, or if I should go down any other routes to achieve my goal.

Thanks,
Sean

Breaching a covenant doesn't make the covenant go away - but whether that matters depends on who the beneficiaries of the covenant are.

From the planning point of view, if the developer went to the expense of building a coachhouse+garages rather than building a conventional house on the plot then it is almost certain the reason was to meet the council's minimum parking standards - in which case there will probably be planning conditions requiring the garage to be retained as a garage, and the chances of getting planning consent to convert are likely to be slim.

It would be worth checking the planning situation (i.e. are there conditions) before spending too much time/money on the covenant.

Also bear in mind conversion of the garage to a habitable room will require building control signoff and could require a substantial amount of work.  Unless there's an easy way to integrate this space as an extra room in the dwelling then you'll potentially spend more on the conversion than the property will gain in value.

I will certainly do more research before spending any money on it. I will contact the council regarding planning and see what they say.

Most of the garages on the estate are breaching the covenants by storing household items in their garages, and I have not heard of any enforcement issues. My neighbour also does a bit of work in his garage, as do I, which breaches the covenant, but there have been no complaints from either side, or anyone on the estate and that's been going on for the past 5 years.

I guess it depends on who makes a complaint and if it gets found out! That's the risk if I just go ahead with it.

There's a difference between using your garage for storage, and converting it to a habitable room, as you're proposing.

If your property is leasehold, you'll also need freeholder permission for the internal works to add the door you're proposing.

I own the freehold, so this should provide me with an advantage in proposing that, as it is my home, I should have the right to utilize my own space, provided I adhere to planning regulations. The situation would be different if my neighbour were to ask to convert his garage into a gym or office, as he is merely leasing the property and does not own it. Additionally, such a change could result in noise disturbances that might affect me.