Garage or Extension with Garage ??? Decisions!!!!

[Duncan]

I could be coming in a little late on this one but

if you building the garage with a path between house and garage you are paying for an extra wall which you you could avoid if the garage was build as extension. Have the path between boundary and garage.

I am not familliar with scottish planing law but have just checked the statutory instrument and it is very similar to english.

It is possible that the garage would be within permitted development so you would not need a planning consent but there would be a height limit (4m) on any thing within 2m of boundary and there is a size limit (24m2 or 20% of existing floor area if greater but in any case not more than 30m2) if it is outside those limits you will need planning consent. So adding extra room or floor will almost certainly need planing consent. The planners would probably want the extension to be set back as someone said previously although if within permitted development the garage could be be positioned anywhere behind the front of the building. If you happen to be on the corner and there is a road to the right of the house no permitted development and difficult to get planning permission. The garage will be treated as an extension if within 5m of house. LPAs tend not to like extension on semis which are two storey and which go right up to the boundary ther call this "terracisation" as if every one does it it turns a row of semis into a terrace

Is it worthwhile to build the extra bedroom seek advice fom an estate agent. Has any one else in the road done it? will it make the house top heavy ( more bed accommodation then reception) ? this factor may affect the value of the final house.

I do this sort of thing for a living feel free to PM me.

[Derek]

thanks for the info duncan. i have been very busy recently so haven't had a minute to deal with anything so your advice is welcome :-)

not the best but these pics give an idea of the land where the extension would go and what it at the side of the building after my boundary ..............

the land to the left is a turning area plus visitor parking .... extension would be where the car is


a pic in better light


slightly better view of what's in front of house - if u ignore the car lol


towards the back


sorry the pics aren't better but they were intended to be of the car and not the house :-)

[Duncan]

ah! an estate house....more things to look out for

1 Restrictive covenants..This will be a clause within the deeds and probably recorded by landregistry. It it is a a condition inposed by the vendor saying the purchaser cannot do something. Developers often impose conditions such as you can't put a fence at the front, erect a sat dish or park a caravan. These can only be enforced by the person who imposed the covenant. Developers rarely inforce covenants they have no interest to do so.

2 Planning conditions.....these are impose by the local authority as part of the original planning consent. They may prevent thing such as fences at front, certain extension. The local authority wil have details of this.

Solicitors often give you copies of this information when you buy.

You say the land to the left( as seen in photo?) is a turning area this then unless you live on a private road is part of the highway. The visitor parking may also be part of the highway. Pavement and public footpaths are also highway. This woud mean that the side of the house effectively faces onto a highway so no Permitted development. You would propbaly need Planning permission. you may be lucky if the highway only extends down part of the side. I would need a lot more information to advise on this


As I am not 100% famillar with Scots planning law so I advise you to seek advice from someone who is. Local authority will help you for free but they will not advise you how to get around the rules only what the rules are. If you go to LA have as much information as you can to help them such as photos, sketch the position of the house and fence and what you want to do, have dimensions available as they may be useful. Ask the questions "if I put the garage here.. is would it be permitted development?" and "what would your authorities policy be regarding a two storey extension?"

[Derek]

thanks for the latest info duncan i was thinking about the conditions from when the development was built the other day so will dig them out and have a look when i get a minute