Garage rebuild

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zebbo
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Re: Garage rebuild

Unread post by zebbo »

The concrete base would have to go too as it almost definitely won't have a damp-proof membrane or reinforcement.
Flat roof done properly with fibreglass, not a problem. Drainage is usually the biggest pain.
Can you do this under permitted development do you know?
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Andy-831
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Re: Garage rebuild

Unread post by Andy-831 »

The project you originally describe ie two storey with a workshop downstairs and an office upstairs would undoubtedly need planning permission and or "change or use". Which in my opinion you are not certain to get in a domestic environment such as this.

The project would also need Building Regulation approval.

Assuming the correct permission are obtained, then from a technical viewpoint whatever is there ie existing structure and existing slab is very unlikely to be reusable. Supporting walls would need to go down to a minimum depth of 750mm simply to achieve frost cover, consideration also needs to be made for the presence of trees if they come within influence distance of the property which may have an influence of ultimate foundation depth.


The new structure itself will need to comply with the Building Regs in terms of Fire, Fire Spread, Insulation, ventilation, dam proofing etc etc etc.

All this would be dealt with by your Architect who I would strongly recommend you talk too (initial consultation and provision of a quote should be FOC) and will give you a much better idea of what can be achieved on this plot of land.


I would happily sort it for you but I am just too far away.
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Re: Garage rebuild

Unread post by Classicrock »

Not a builder but can give you a few clues from experience. First you will need a specialist company to remove asbestos which will cost a bit on top of demolition. You will need to start from scratch and build proper foundations. Permitted development is up to 3 metres single storey but double storey will likely need planning permission and may also do as to side. If it were me I would use the garage area as parking and build out and up to the extension at the side of the house. If you have a large garden why not extend to rear instead? Looks like you are struggling for parking space there and you can't park outside. You will need to have building regs approval even if not planning. Cost could be £40K+ for a double storey extension so will need to give builder a lot of hi-fi !
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Andy-831
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Re: Garage rebuild

Unread post by Andy-831 »

Just another thought, when I say find an Architect, for this type of work you don't need Sir Norman Fosters outfit, have a look on the internet for someone trading close by who describes themselves as "Architectural Designer" or similar. This work is better dealt with by a technician rather than a full blown Architects practice, it should work out considerably cheaper too.
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Dr Bunsen Honeydew
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Re: Garage rebuild

Unread post by Dr Bunsen Honeydew »

Andy-831 wrote: Wed Feb 27, 2019 10:15 am The project you originally describe ie two storey with a workshop downstairs and an office upstairs would undoubtedly need planning permission and or "change or use". Which in my opinion you are not certain to get in a domestic environment such as this.

The project would also need Building Regulation approval.

Assuming the correct permission are obtained, then from a technical viewpoint whatever is there ie existing structure and existing slab is very unlikely to be reusable. Supporting walls would need to go down to a minimum depth of 750mm simply to achieve frost cover, consideration also needs to be made for the presence of trees if they come within influence distance of the property which may have an influence of ultimate foundation depth.

The new structure itself will need to comply with the Building Regs in terms of Fire, Fire Spread, Insulation, ventilation, damp proofing etc etc etc.

All this would be dealt with by your Architect who I would strongly recommend you talk too (initial consultation and provision of a quote should be FOC) and will give you a much better idea of what can be achieved on this plot of land.

I would happily sort it for you but I am just too far away.
Garage downstairs used for storage, room upstairs. Probably will be office as we have workshop facilities.

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Andy-831
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Re: Garage rebuild

Unread post by Andy-831 »

The same basic comments apply Doc
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Re: Garage rebuild

Unread post by Andy-831 »

Doc I get planning Permission and Building Regulation approval for people in my area all the time so I know the pitfalls involved but as I say I am just too far away to do it for you.

If you go to the planning portal you can play around with the "interactive House" which will give you some idea of what you can achieve but ultimately given your description I think your going to need an Architectural Designer

https://interactive.planningportal.co.uk/terraced-house
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Re: Garage rebuild

Unread post by Dr Bunsen Honeydew »

zebbo wrote: Wed Feb 27, 2019 9:13 am The concrete base would have to go too as it almost definitely won't have a damp-proof membrane or reinforcement.
Flat roof done properly with fibreglass, not a problem. Drainage is usually the biggest pain.
Can you do this under permitted development do you know?
It is the same concrete base extending out from the side of the house to the edge of the site, drainage installed etc. I think originally they were going to extend the terrace when these were built in the 1950's. The property is unique on the estate no other ones have this side plot, we could even build a new house on it. This is my project, Nadia has her own project to extend the house to join my bit if she goes ahead with it. She inherited her mothers flat in Moscow and selling that will finance her bit. For my bit it is which is best, renting office / storage space or building it. ATM that garage is a complete waste of space, so if it can be done just even the increase in property value makes it worth doing it.

Even one of these timber home builds (not me though) would seem to do the job.

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Dr Bunsen Honeydew
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Re: Garage rebuild

Unread post by Dr Bunsen Honeydew »

What is wrong with something like this https://www.oakwrights.co.uk/garages-ou ... -room-over

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Re: Garage rebuild

Unread post by Andy-831 »

Ignoring the technicalities of a structure like this there is intrinsically nothing at all wrong with a timber framed structure as you have shown, its another option but you have to think carefully if it will fit in with the general "street scene" which is what the Planner will be looking at. Maybe these people will give you a quote, ……………. you may be shocked.
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