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Thread: Building a garage.... How?!?!

  1. #1
    Regular Member The Doc's Avatar
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    Default Building a garage.... How?!?!

    I currently have a rather big garage as it is but it is pre-fab one with concrete-brick lookalike exterior. I want to take this out and build a single level garage maybe using the existing roof?

    Basically one half will be the garage and the other half will be a new room close to the house with a pool table etc.

    Will I need planning permission as it will still be the same size etc. Instead of having 2 garage doors on the front though it will only have one.

    Then how do I build? Breeze block the basic structure then facia bricks to make it all look good?

    Or do you know anyone in the North East that does it for a good price

    Any tips etc welcome...

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    Full Member chunkster's Avatar
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    john, you shouldnt need planning permission cos your not changing the use or size of the building. if your going to re use the existing roof make sure its in good nick or it could give you problems later, all common sense i know, i used to work for DJ tuckers at marske and they used a pretty good buliding company for theyre extension work. ive left now but if you want me to get the builders number i can do that no problem, or you could give them a ring yourself.
    Wayne -

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    Regular Member The Doc's Avatar
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    Any numbers will be great mate, I live just next to Marske

    Thanks for the advice

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    Full Member chunkster's Avatar
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    i'll give them a ring in the morning once i have got my site sorted at work and will post the numbers for you
    Wayne -

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    Regular Member The Doc's Avatar
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    Cheers mate appreciated

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    Do you know the complete history of your existing garage? It may contain some asbestos which will complicate taking it down ( or getting rid of the debris) If your doing a proper job on the walls if you can afford a new roof its going to be warmer and may offer better storage. Best of luck.

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    Ok, you probably will need Planning permission as it's a change of use, i.e. if it's a room with a pool it'll not be a garage and I know how pinikity North Yorks councils can be!!! And you will need building control approval.

    Right I'm trying to figure out a way of explaining this without getting too techie.

    The room will need adequate: lighting, thermal integrity, if putting in sockets and switches they need to be at the right height etc... Basically it'll need to comply with the Building Regs, parts A,B,E,F,G (bathrooms etc), F, K, L1B, M, N and most certainly P. But don't quote me on that as I don't go near resi works with a barge pole.

    A decent builder or even architect in the area should be able to advise you on what you need to comply, failing that go to your local planning and building regs officers and explain what you want to do.

    Pete,

    Commercial Building Surveyor by the way.

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    Regular Member JCB's Avatar
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    Hola!!

    Architectural Technician here......

    I'll just check, but I'm 100% certain you'll need Planning and B.Regs....

    On construction - single brick skin for the garage, but cavity wall with insul for pool room - it'll be classed as a habitable room!

    Planning and B.Regs drawings and specification don't come cheap...if your serious, give me a pm and we can have a chat, I would be happy to do the drawings for you depending on where in N.Yorks you are - I'd only need to visit once or twice.....up to you mate...any more info, pm me!

    Jon, owner of.....Keystone Technical Services, here's my card...(tel no. erased obviously)

    Last edited by JCB; 8th January 2007 at 15:00.

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    Regular Member JCB's Avatar
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    Right - now it gets complicated....

    Is the proposed structure to be greater than 10m3?
    And is it within 5m of your house?

    Some garages can be built without planning, as can some extensions - this can be done within your 'Permitted Development Rights'.

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    Thats where I didn't want to get too into it. But I would presume it isn't covered by his permitted development seen as it'll encompass a habitable room. Dependant on where you live and the local UDP no development may be permitted anyway.

    There are a lot of factors to be taken into consideration which is nigh on impossible to cover all the bases on the internet. Your best consulting with a surveyor (or indeed an AT such as JCB) to hammer out your requirements and what is permissable in your area.

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