Interpreting Planning Waffle

[baboboy]

Hello everyone we are in the process of making arrangements for our Old spider infested asbestos roofed garage to be taken down and replaced with something more aesthetically pleasing.

Last year I searched on my local councils planning site and ended up via a portal and found the below set of criteria.

Planning permission is not required for a detached garage or car port provided that:

1. The garage is used for domestic purposes only.

2. The ground area covered by the garage/car port and any other buildings within the boundary of the property, excluding the original house, is not more than half the total area of the property.

3. No part of the garage is in front of the principal or side elevation of the original house that faces onto a road.

4. The maximum height of the garage/car port is 4 metres.

5. The maximum eaves height of the garage/car port is 2.5 metres if it is within 2 metres of the property boundary.

6. No part of the garage is within 3.5 metres of the boundary with a road to the rear of the house.

7. If you live in a house within a World Heritage Site, area of outstanding natural beauty or National Park the maximum total area of ground covered by buildings situated more than 20 metres from any wall of the house does not exceed 10 square metres.

8. If you live in a house within a conservation area, World Heritage Site, area of outstanding natural beauty or National Park the garage is not situated between the principal or side elevation of the house and its boundary.

As i'm the nervous sort I called Erewash Borough Council and double checked and my existing garage forms part of the boundary wall with my neighbour. They advised that the garage could be a maximum of 2.5m to the eaves with dual pitched roof to 4 meters in total happy days.

I've just looked to send my builder the official guidance so he can start getting the materials ready and I can't find that page. But accessing a portal I've found this.

Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:

• No outbuilding on land forward of a wall forming the principal elevation.
• Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
• Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwellinghouse.
• No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
• No more than half the area of land around the "original house"* would be covered by additions or other buildings.
• In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
• On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
• Within the curtilage of listed buildings any outbuilding will require planning permission.

I'm now in a enhanced state of confused.com. 2.5 does not sound very big for a whole structure and my wanting to make it a home gym nigh on useless.

Am I over thinking it or is it just bad wording. The fact it's replacing an exist structure in site does that make a difference. It would 1 meter larger than it is currently.

Can someone put my mind at rest. Sorry the long waffle.

 

[Neil ofthe nene]

A good builder will know what is and is not permitted. I had a garage built and listened while the builder explain the planning regulations to the council planning department who initially asked for planning permission to be applied for. After talking them through the rules they agreed that planning permission was not required for what he was going to build.

My son has also just had a maximum sized garage/workshop built and relied on architect and builder to stay within the "no permission required" rules.

But you will almost certainly need Building Regulations approval both before work starts and on completion. Also as the garage bridged over the sewer he had to get permission from the water company that the planned method of bridging was satisfactory.

 

[Dave]

Eaves height is to the tops of the walls, ie where the roof pitch starts.

if you have an apex roof you can take the top of the roof to a maximum height of 4m, ie the ridge.
if you have a single pitched roof the maximum height is 3m

 

[Chervil]

Because I'm bored I just measured my garage 2.54 to the eaves, so 2.5 seems about right.

 

[baboboy]

Ok so the first link I sent doesn’t mention eaves height it just says “

• Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwellinghouse.”
• 
  i think you’re right.

 

[baboboy]

Should of added this garage forms the boundary with my neighbour. Who’s quite chuffed it’s coming down as it’s an eye sore lol.

 

[baboboy]

Well spoke to the local Authority today who have confirmed that it needs to be 2.5m total size. I’m a little frustrated as this wasn’t what was discussed with them last year. I’ve written them asking to confirm. A’s I would of applied for planning permission had I known.
So talking to our builder I’ve said any chance we can reduce the floor depth so you step down into the gym. This will still give me the internal space. What a palaver though.

I’m Glad I checked and didn’t proceed Gung ho. Could of been really awkward