Converting a garage in a coach house

FreeBear

jaffy said:

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

Installing a doorway will require a lintel - That will require the involvement of Building Control, as will the garage conversion. It is not as simple as "just bunging in a door". You may well need to upgrade insulation and fire protection. And that is all on top of planning, freeholder, and covenant permissions.

Emmia

Who owns/would enforce the covenant?

lincroft1710

Garages tend not to be very wide and as they are usually only separated by single brick walls, you will lose some of that width as you will have to build another wall or use suitable insulating material to comply with Building Regs. The other thing to consider is saleability. Having most of the accommodation upstairs and a single room downstairs won't be that popular with buyers

Robertsnuffles55

Converting the garage into a liveable space without addressing the covenant could lead to legal issues, as the covenant remains enforceable regardless of how the space is used. Simply changing the use of the garage wouldn’t nullify the covenant.

eddddy

Emmia said:

Who owns/would enforce the covenant?

I imagine that the original developer is the beneficiary of the covenant.

I guess it's likely that the developer won't be bothered enough to take legal action to enforce the covenant - but if they did, the garage conversion might have to be undone.

And future buyers might be unhappy about the breach of covenant. They could get indemnity insurance, but that might not be a good enough solution for them.



If you want to 'regularise' the situation properly...  it sounds like it's an absolute covenant, i.e. it says something like:

• "The garage must only be used for parking a car"

and it doesn't say something like...

• "The garage must only be used for parking a car unless consent is granted for other uses"

So it's not a case of the developer giving consent, it would probably be a case of getting the covenant removed by a ‘Deed of Release of Restrictive Covenant’ signed by both parties, and registered with Land Registry.

jaffy

Emmia said:

Who owns/would enforce the covenant?

I am guessing the management company managing the estate would enforce it and the developers own it. I would have to check that over to be sure, but that seems the likely way it works

jaffy

eddddy said:

Emmia said:

Who owns/would enforce the covenant?

I imagine that the original developer is the beneficiary of the covenant.

I guess it's likely that the developer won't be bothered enough to take legal action to enforce the covenant - but if they did, the garage conversion might have to be undone.

And future buyers might be unhappy about the breach of covenant. They could get indemnity insurance, but that might not be a good enough solution for them.



If you want to 'regularise' the situation properly...  it sounds like it's an absolute covenant, i.e. it says something like:

• "The garage must only be used for parking a car"

and it doesn't say something like...

• "The garage must only be used for parking a car unless consent is granted for other uses"

So it's not a case of the developer giving consent, it would probably be a case of getting the covenant removed by a ‘Deed of Release of Restrictive Covenant’ signed by both parties, and registered with Land Registry.

eddddy said:

Emmia said:

Who owns/would enforce the covenant?

I imagine that the original developer is the beneficiary of the covenant.

I guess it's likely that the developer won't be bothered enough to take legal action to enforce the covenant - but if they did, the garage conversion might have to be undone.

And future buyers might be unhappy about the breach of covenant. They could get indemnity insurance, but that might not be a good enough solution for them.



If you want to 'regularise' the situation properly...  it sounds like it's an absolute covenant, i.e. it says something like:

• "The garage must only be used for parking a car"

and it doesn't say something like...

• "The garage must only be used for parking a car unless consent is granted for other uses"

So it's not a case of the developer giving consent, it would probably be a case of getting the covenant removed by a ‘Deed of Release of Restrictive Covenant’ signed by both parties, and registered with Land Registry.

Thanks for that info. I will look into it and see what it will cost. It is an absolute covenant from the wording in the deeds, it is quite explicit that the garage can only be used for a motor vehicle

Hoenir

Over 20 years ago I undertook a simiar project myself. My front door was at the back of the garage as overlooked a green. Access to the garage itself was from the rear. The garage itself as around 1.6 times wider than a standard garage and longer as well.

1. I obtained permission from the original developer as they held the leasehold to the property (lease had over 900 years to run). 

2. Obtained permission from my mortgage company. 

3. Obtained planning permission. Fortunately my drive could acccomodate 2 cars easily. A stipulation that was included when planning was granted. 

4. Insulating the garage was a major task. 

5. To gain access to the downstairs room which I made into a kitchen diner. I added a front porch extension. 

6. With the kitchen removed upstairs I remodeled a few walls making a larger batroom with room for both a shower and  bath. 

Miiade

I also have a coach (4 garages) and tried to do the same 10 years ago. The council would not give planning permission as the they said the property must have 2 parking spaces. I’ve no idea whether this would still be the case now. 

If done right I think the conversion would be good and generate a lot of extra space and can see why you would want to do it.

Let me know how you get on as it’s something I may still do in the future.