UK Planning law re garages

[John Coles]

Anyone know any gotchas re the above?
I need to replace my garage in tthe UK which is currently a concrete sectional build with a 'flat' roof which came with the property when I bought it ages ago. I assume a like for like replacement will not raise any issues but what about any changes? For example if I change to a pitched roof on the same type of construction? What about a wooden garage would that need planning permission?
I understand from ads in classic car magazines that wooden appear better for long term storage of vehicles - anyone any experience in this area?

Cheers.

[Merecat]

I had a new garage built when we moved in to this house 3 years ago. Its sectional with an apex roof. An Email exchange with the council confirmed it was not subject to planning permission restrictions and I could go ahead.

Wood or concrete its still classed as a sectional building AFAIK

As yours is the replacement of an existing structure I dont see any problems providing you dont go daft with the size! .
Drop em an Email and ask the question.


Mick

[boxerscott]

Not sure what you mean regarding United Kingdom? are we United? did not feel like it at the Jubillee up here. If in doubt about planning go on your local authoritiy web site, or ring up the local planning department and get it from the horses mouth.

What type of garage? a dry one for starters, in certain parts of Bradford and Luton you can get more rent from one with a dpm in the floor construction as it is warmer to sleep on. A pitched roof is also handy, it sheds water better and with a bit of insulation and inventive heating powered from the nearest streel lamp makes a great environment for Hydroponic Cultivars.

Wooden ones are ok but you will spend most of your time putting cuprinol on it or putting it out when the local BNP militia have cottoned on to your immigrant refuge scheme. An essential item is a lifting beam so that may rule out the cheaper fold up ones.

So speak with planning, get a dry, well ventilated one. Pre cast concrete panel ones are good, do the base yourself, put a dpm in it and a powerfloat finish, let it cure, seal it and paint it. I like a good garage!

[dave the german]

Chris, thats the longest reply I've ever seen from you!! I can see you're passionate about garages!!

[Boarder]

Hi,

Try looking here for the planning rules.

http://www.planningportal.gov.uk/permis ... buildings/


Steve

[David in Devon]

Don't ask the council - bloody bureaucrats!

If it's a like for like replacement - i.e. there are no significant changes - then you don't need permission. The very word 'permission' should set alarm bells ringing!

If it's sectional, it falls under one set of 'rules' and if it's a temporary structure then it falls under another.

Just change it.

DiD

[Gromit]

Just ask a reputable local builder, they'll have all the info you need regarding this. We're having an extension built on our place at the moment, the only thing we needed was the building regs check by the council. For a garage you may not even need that as it's perhaps not considered a 'habitable' building(?).

[TIM EVANS]

I did the same thing 2 years ago, council were less than helpful. I'd studied all the info online and was sure that I didn't need permission, but rang the local planning office to check, they wanted £60 just to tell me wether I needed permission or not, I have no time for unhelpful jobs worths so unleashed a torrent of verbal abuse down the phone at the half wit and hung up.

I then visited the neighbours either side and let them know my plans as it was slightly bigger than previous. They were fine so I put the garage up job done. Planning officers seem to be in the league of traffic wardens, car park attendants and security guards so I'd just avoid them and build it anyway, if it is a problem after inform them it is a tempory garage until you build a brick one.

[big rob]

I'm laughing my socks off reading some of the amusing posts on this topic
I'm planning on replacing my garage soon, some good advice/information being shared here, thanks peeps, keep-up the great banter. Rob

[dave the german]

Mate of mine was an architectural technician for the council so he done my drawings knowing they would be OK. As it's impossible to get a car past the side of my house, it was only going to have a 4 foot door and I was going to say it was a workshop - his advice was to call it a motorcycle garage - apparently if I'd called it a workshop they would have suspected that I would be running a business from it - Oh how local authority minds work!!

[ianbcr]

if your going the concrete route way,your fine the suppliers will have all the answers.its only if your going the brick built way,thats when it changes

[bricking it]

The Local Authorities have different opinions and they are entitled to. So best check with them, especially if you are going to change the front elevation to the street.

Its not a habitable building so building regs dont apply, but obviously it should be structurally safe. I would recommend a damproof floor slab, dpc in the walls. A single skin brick one will probably get damp penetrating through, concrete panel ones will be better and cavity wall ones wont. If you are going the single block/brick route then best to render it to keep the damp out. Bit of background heating will do wonders against condensation, with only low levels of passive ventilation needed. Flat warm roof construction is cheap and modern torch-on roofing felt will last 20 years plus. Pitched roof looks better IMO but is more money. Job done !

[bricking it]

Not sure what you mean regarding United Kingdom? are we United? did not feel like it at the Jubillee up here. If in doubt about planning go on your local authoritiy web site, or ring up the local planning department and get it from the horses mouth.

What type of garage? a dry one for starters, in certain parts of Bradford and Luton you can get more rent from one with a dpm in the floor construction as it is warmer to sleep on. A pitched roof is also handy, it sheds water better and with a bit of insulation and inventive heating powered from the nearest streel lamp makes a great environment for Hydroponic Cultivars.

Wooden ones are ok but you will spend most of your time putting cuprinol on it or putting it out when the local BNP militia have cottoned on to your immigrant refuge scheme. An essential item is a lifting beam so that may rule out the cheaper fold up ones.

hahaha

[Daveg2812]

That's right. Not only do Authorities have different views on regs, but individual officers can have different views. We had an extension built which had 6 small opening lights. 2 of these had trickle vents fitted. I was infomed by a visiting officer that each one should have a vent, so I fitted 4 more. On the next visit, a different officer's first comment was, 'you've gone over the top a bit with the trickle vents haven't you'! He then went on to tell me that in his opinion, we didn't need them at all because the lights could be locked in an open vented position and that he would have passed them like that. Apparently, it's all open to interpretation.

[Me-109]

Bricking It is right in saying that it is up to the individual local authority to determIne what they want permissions for. Also it is incorrect to think that it is ok to knock one down and just build a new one in the same place. Even if it looks the same, Regs change, the surrounding environment may have changed, or a host of other factors may affect what you can do. Building without permission could, of course, result in having to pull it down.

Speak to the Planning Dept but don't accept a verbal decision, get it in writing. They may well want written details, so you may as well just fill in the full application.