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Author Planning permission and garage build *outside lights question*
Stu_22
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Registered: 25th Mar 02
Location: Luton
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23rd Feb 14 at 12:10   View User's Profile U2U Member Reply With Quote

Just put plans in for a double garage in front of my house. Did the plans my self and council accepted them on second attempt.

Couple of questions. I guess it may vary from council to council but I know I'm going to get objections as the neighbours don't like my cars but what happens when they do and is it the council that decides. I'm building it right next door to another double garage.

http://www.centralbedfordshire.gov.uk/portal/showimage.asp?j=Maple%20way%20&index=530453

Second pic shows it best( that map pic cost 15 and it wrong)

Assuming I do get permission I'm going to try and do as much of the work myself. So starting with foundations how deep its in clay soil with a large sycamore tree in one corner single brick skin 3.4m highest point



[Edited on 20-07-2015 by Stu_22]

[Edited on 15-09-2015 by Stu_22]

[Edited on 18-11-2015 by Stu_22]

[Edited on 19-02-2016 by Stu_22]

[Edited on 20-06-2016 by Stu_22]
AndyKent
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Registered: 3rd Sep 05
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23rd Feb 14 at 13:14   View User's Profile U2U Member Reply With Quote

Neighbours are free to object if they want, but the council can only refuse on legal grounds (ie. unsuitable development, getting in someone elses way, not necessary etc.).

If your neighbours don't like seeing cars presumably a garage would only make it better, no?
Pop
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Registered: 8th May 03
Location: Reading
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23rd Feb 14 at 13:18   View User's Profile U2U Member Reply With Quote

The neighbours can complain as much as they like, it would usually have to be something serious for them to reject due to complaints.

Are you doing the construction drawings yourself?
Stu_22
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Registered: 25th Mar 02
Location: Luton
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23rd Feb 14 at 13:49   View User's Profile U2U Member Reply With Quote

One neighbour has constantly complained about noise and claims of running a business both have resulted in visits from council people.
The improvement in appearance and noise will be once the garage is done will be our argument
http://www.centralbedfordshire.gov.uk/portal/searchresult.asp?appnumber=CB/14/00213
Thats the link to all the work I've done for the planning permission. It's just going to be a single brick garage with same style of roof as the house, and under 30m2 to avoid building regs




[Edited on 23-02-2014 by Stu_22]
Pop
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Registered: 8th May 03
Location: Reading
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23rd Feb 14 at 13:58   View User's Profile U2U Member Reply With Quote

Having no building regs is a winner, it just adds more cost to everything!

[Edited on 23-02-2014 by Pop]
RichR
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Registered: 17th Oct 01
Location: Waterhouses, Staffordshire
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23rd Feb 14 at 17:43   View Garage View User's Profile U2U Member Reply With Quote

Avoid building regs? Has it got an electricity supply? Are you sure you can 'avoid' building regs?
Stu_22
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Registered: 25th Mar 02
Location: Luton
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24th Feb 14 at 10:22   View User's Profile U2U Member Reply With Quote

From the planning portal:
Building a detached garage of less than 30 square metres floor area would not normally need building regulations approval if:

the floor area of the detached garage is less than 15 square metres.
the floor area of the garage is between 15 square metres and 30 square metres, provided the garage is at least one metre from any boundary, or it is constructed from substantially non-combustible materials.

Just the boundary one as I'm closer than 1m to a path
RichR
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Registered: 17th Oct 01
Location: Waterhouses, Staffordshire
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24th Feb 14 at 10:56   View Garage View User's Profile U2U Member Reply With Quote

It might be worth contacting your local planning department and asking the question. Much easier to put it in place upfront than seek it retrospectively.
Marc
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Registered: 11th Aug 02
Location: York
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24th Feb 14 at 11:58   View User's Profile U2U Member Reply With Quote

quote:
Originally posted by LiVe LeE
Avoid building regs? Has it got an electricity supply? Are you sure you can 'avoid' building regs?

I work for a modular building company. He doesn't need them.
RichR
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Registered: 17th Oct 01
Location: Waterhouses, Staffordshire
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24th Feb 14 at 12:10   View Garage View User's Profile U2U Member Reply With Quote

Even if he's running electrics in and is within 1m of the property boundary?
Marc
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Registered: 11th Aug 02
Location: York
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24th Feb 14 at 13:06   View User's Profile U2U Member Reply With Quote

We sell buildings ranging from 7.2m upwards and all come with electrics. We advise people anything under 35m is except from BR.

[Edited on 24-02-2014 by Marc]
sc0ott
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Registered: 16th Feb 09
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25th Feb 14 at 10:07   View User's Profile U2U Member Reply With Quote

How wide are those doors? They look about 2m.
Stu_22
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Registered: 25th Mar 02
Location: Luton
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25th Feb 14 at 10:53   View User's Profile U2U Member Reply With Quote

Its a standard garage door size. but due to the garage sides being at a slight angle standard garage door wont fit so going for stable wooden type ones
sc0ott
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Registered: 16th Feb 09
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25th Feb 14 at 11:34   View User's Profile U2U Member Reply With Quote

I think youll struggle with a 2m opening if thats what you have between the masonry. Your door frames will reduce that further as well.
Id say you need at least 2.2m between the door frames.

Just for when you come to build it that is, not for planning.
AndyKent
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Registered: 3rd Sep 05
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25th Feb 14 at 17:44   View User's Profile U2U Member Reply With Quote

Is the plot not square?

Building a garage on the skew is asking for someone to crash into it.

If you can get it straight, make it straight.
Stu_22
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Registered: 25th Mar 02
Location: Luton
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25th Feb 14 at 18:42   View User's Profile U2U Member Reply With Quote

It is a bit off so it fits in with current landscaping plus I feel it will help with driving cars in and out
Stu_22
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Registered: 25th Mar 02
Location: Luton
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14th Mar 14 at 10:53   View User's Profile U2U Member Reply With Quote

Well all the neighbours objected and it is going to the committee.

None of the objections were on planning issues and we have the support of the planning office.

Had a visit from the tree guy and he said we will need pile driven foundations as we are close to a big sycamore tree. Sounds expensive
RichR
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Registered: 17th Oct 01
Location: Waterhouses, Staffordshire
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14th Mar 14 at 11:17   View Garage View User's Profile U2U Member Reply With Quote

That'll probably kill it off; a plot opposite my house has had planning for 12years to build a luxury single dwelling but there are tree preservation orders in place and the roadside frontage has to be pile driven before any ground can be broken. Slightly different scenario but the costs can be prohibitive.
Rob_Quads
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Registered: 29th Mar 01
Location: southampton
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14th Mar 14 at 13:14   View User's Profile U2U Member Reply With Quote

quote:
Originally posted by Stu_22
None of the objections were on planning issues and we have the support of the planning office.


Out of interest, what were they objecting to?
Stu_22
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Registered: 25th Mar 02
Location: Luton
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14th Mar 14 at 14:23   View User's Profile U2U Member Reply With Quote

Noise, running a business, exhaust fumes. I haven't seen it in full but that's what I was told over the phone
Rob_Quads
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Registered: 29th Mar 01
Location: southampton
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14th Mar 14 at 19:10   View User's Profile U2U Member Reply With Quote

Ah - you intending to run a business from it?

If its just personal use then not sure how exhaust fumes is a complain. Whether the garage is there or not it will be the same.

Will be interesting to see how it goes. Bar the business side I can see it being a straight forward case
Russ
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Registered: 14th Mar 04
Location: Armchair
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14th Mar 14 at 19:13   View User's Profile U2U Member Reply With Quote

fumes
baza31
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Registered: 19th Apr 03
Location: yorkshire
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17th Mar 14 at 09:52   View User's Profile U2U Member Reply With Quote

If your running a business from it I am fairly confident it will get knocked back . You should of just put it up for personal use to start with
Stu_22
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Registered: 25th Mar 02
Location: Luton
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17th Mar 14 at 10:24   View User's Profile U2U Member Reply With Quote

Im not running a business. I have broken a few cars in the past and sold some bits but its never been and never will be an official business.
Stu_22
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Registered: 25th Mar 02
Location: Luton
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18th Mar 14 at 13:50   View User's Profile U2U Member Reply With Quote

Planning office has now deiceded it wants the garage squared so got to re- do the plans

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