Planning Permission Tips UK - Garage Conversions - What Value Do They Add?

Most conversion works to an existing structure is often more expensive than having it knocked down & rebuilt. The main reason for this is the VAT element that is exempt for new dwellings. There have been numerous examples where extensive extension & conversion work has proved more expensive than rebuilding the scheme a-fresh from the ground up.

However, where VAT is still applicable even for new build within an existing residential curtilage, the conversion route is often still less expensive. This can also have the added benefit of retaining the sites character & charm where as a complete new build can often stand out like a sore thumb.

Garage conversions are a case in point. Converting a domestic garage (normally integral or attached to the main dwelling) is a growing trend that I cannot see declining in the coming years.

Peoples desire for additional living space is by far more important than the the requirement to store a motor car or general household storage which is more often the case.

WIth the general superior build quality of most modern day cars the need for undercover parking in order that they start in the morning has now diminished. This combined with the relative cheapness of cars makes that valuable garage area look very under used.

Off road car parking is till very important but a physical building to store it in overnight in is not.

So what are the issues relating to converting an existing garage into habitable room space? Well firstly, most garage conversions do not require the benefit of a separate Planning Approval unless there is a condition on the original Planning Approval restricting the garages use. Always check with your Local Planning Authority first but in most cases specific Planning Approval should not be required (subject to conditions & Planning criteria).

If the garage is to become a useful additional to the main dwelling then it should ideally be converted in a way that makes it hard for the 'lay person' to tell that the space was originally a garage.

This means that the new room (previous garage) should be preferably accessed off the main hall way, have follow through floor levels (rather than step downs), have similar floor to ceiling levels, have all the meter services relocated to outside meter boxes, be centrally heated, thermally upgraded for the floor walls, & ceilings, & have a quality in-fill construction for the old garage door opening. Most of these items are covered within the Building Regulations for which the conversion must comply also to.

As a guide, a good single garage conversion incorporating these element will be in the order of £15 to £20K. Cheaper conversions can be achieved but they will always feel like a 'converted garage' & may not add the full value to a property.

If the converted garage can only be accessed off another room such as the living room or kitchen, they can still perform a useful functioning extra room but they may not have the flexibility of use compared to access form a common circulation area.

So what are the typical uses for garage conversions? The most common use is for a study area whether it be for the business dealings of the parent working from home or the children having a dedicated place to study homework outside of their bedroom which is not very desirable.

Another common use is for a ground floor bedroom for an elderly relative or even a son or daughter unable to purchase a property but now requiring some extra space for a baby for example.

Separate dining rooms are now a thing of the past really but if the garage adjoins the usual 3M x 2M developer designed pokey kitchen then by knocking through into the garage area often creates a great full sized family kitchen/eating area that is so much in demand these these days (the Jamie Oliver effect).

When should a conversion be avoided? - generally if the garage is detached or some distance away from the main dwelling. Also, if the loss of a car parking space within the garage means that the property is unable to park at least 2 cars unless your have adequate on road parking available right outside the property.

Future trends for new build? - Even the Planning policy design guidance is now erring away from dedicated garages for densely populated developments preferring to have the space released for extra habitable rooms. A dedicated off road car paring space or two in the open is now preferred over garages - Planners also realise that most garages are not used for the storage of cars so they are now doing something about it.

To emphasis the point further, we have never yet been asked to convert a habitable room into a garage space but we are asked several times a year to complete the opposite. I am sure in London & such places such 'reversionary garage' schemes have been completed but this is certainly not typical when compared to the larger picture of what the current development trends are.

Our 'Maximum Build Planning Guide' explains further the issues involved when converting existing structures & what areas can be exploited for developing land, buildings or a site for residential use. Obtain planning permission with our guide.

http://www.planning-permission.co.uk

---

Here Comes The Sun: Solar Energy is Becoming More Attractive for Mainstream Consumers

The price of a barrel of oil has never been higher ($62.00+ in summer 2005 even before the chaos caused by Katrina). Some say this is a... Read More

Tips for Choosing Log Furniture

If you just love that rustic look, and are finally ready to finally buy log furniture for your home, there are a number of "rules of thumb"... Read More

10 Spring Cleaning Tips For Your Kitchen

The words "spring cleaning" can make the neatest person cringe. They mean more work. As if cleaning all year long wasn't enough. Spring cleaning is more than... Read More

Wholesale Vinyl Flooring Is Perfect For Wherever You Need It

Wholesale vinyl flooring is the perfect solution for people who are looking for flooring that is inexpensive, good looking, and made with high quality. Wholesale vinyl flooring... Read More

Outdoor Decks - Understanding Seven Elements of Good Deck Design

You're all comfortable in your favorite lounge chair, reading your latest novel with a cool beverage nearby...the aroma of your favorite BBQ drifting from the grill teases... Read More

3 Great Reasons to Shop for Home Lighting Online

If you are a consumer who knows just what brand or style of lighting fixtures you are looking to buy, the internet can save you money. Conversely,... Read More

Electric Radiant Floor Heating

Electric radiant floor heating systems are heating systems designed for use under carpeting, area rugs, tile, stone, and laminate wood floors and have been used in Europe,... Read More

Daydreaming About Your Home Makeover Projects

Most of us enjoy daydreaming about our perfect home. Do you ever think about your home just before falling to sleep? Instead of worrying about your tasks... Read More

Conservatory Planning Permission in the UK

It is quite unusual in the UK for a new conservatory to require planning permission. However, as we shall continually state in this article it is always... Read More

Tips on Ladder Safety

PLACEMENT?Ladders should be placed so each side rail is on level and firm footing so the ladder is rigid, stable and secure. ?Boxes, loose bricks, or... Read More

Interior Design For Babies

Babies, babies, babies-yes the topic of this article is based on interior design for nurseries. The new arrival of a baby brings a time of thankfulness and... Read More

All You Need To Know About The Feng Shui Bagua Map

The feng shui bagua map is an octagonal shaped map which allows you to evaluate in feng shui terms any living or working space. The feng shui... Read More

The Advantages of Pre-Engineered Steel Buildings

Steel is a remarkable material that has been steadily increasing in popularity for construction. It is 66% recyclable, which offers both environmental and financial benefits, and is... Read More

Different Materials Used for Roofing and Determining the Cost of Each One

There is never a structure you will find that lacks a roof; it is an essential part of the house or building. It plays a very important... Read More

Tearing Down the House

Last year, we bought this big ol' 1887 house. We are just now coming to grips with the magnitude of the "upgrades" planned.With a baby on the... Read More

Mexico: Who Farted?

Do you have embarrassing gas problems? Do you find this problem creeping up on you when you least expect it? I bet not.If you have lived in... Read More

Hammocks Create a Stress Free Zone

Stress is all around us, from the office to the front yard and everywhere in between. Homeowners are buying hammocks and porch swings to create that stress... Read More

10 Common Uses for Baking Soda

Baking soda is a great household cleaner. Here are ten ways to clean your home with baking soda:1) Make a paste of baking soda and water and... Read More

Conventional Steam Saunas vs. Infrared Saunas

The health benefits of steam saunas have been recognized for centuries, beginning with sweat lodges, traditional Finnish saunas, and other methods of heating the body and producing... Read More

Get Your Home Ready To Sell

Have you been considering selling your home in the near future? If you have, then it wouldn't be a bad idea to take a good long look... Read More

Planning Your In-Wall Speaker System

So you've finally decided to get your favorite music throughout your house. What's next? Where do you go from here? That depends upon your requirements and weather... Read More

Ways to Heat Your Water

Water heating optionsWhere you live, as well as the life style you lead, the number of people in your household, and where you'll put the water heating... Read More

Hand Hooked Rugs

Hand hooked rugs are a great way to add splendor to a bedroom, a kitchen, sun porch, or children's room. A number of designers like Jane Keltner,... Read More

Planning Permission UK - Tactics if Appealing to the DOE for a Planning Refusal

Tactics of Appealing to the DOE - There will be times in any Design Agents career when a clients scheme will be refused Planning Permission. Fortunately, our... Read More

Marble Information

Marble is any limestone or dolomite that can take a high polish and still be usable. Marble is generally formed from limestone undergoing metamorphism. When exposed to... Read More

Strapping a Ceiling

Prior to hanging sheetrock to ceiling joists it is important that strapping first be installed.Strapping helps prevent cracks from showing up later in your home's ceiling, as... Read More