Planning permission - advice needed

[Richard Williamson]

Hi all, I am looking to have a conservatory built but have a slight complication with planning permission.

I currently have a "garage" (actually split into a combined kids' playroom and hobby workshop) which measures 7 x 8m (approx 112 cubic metres). This didn't require planning permission as it was more than

5m from the house. However, the conservatory will come within 5m of the "garage" and so will need planning permission.

The question is, will it be detrimental to describe the garage as a combined workshop / playroom rather than a garage. Obviously, I would like to be as honest as possible.

Regards Richard

[Owain]

"Richard Williamson" wrote | I currently have a "garage" (actually split into a combined kids' | playroom and hobby workshop) which measures 7 x 8m (approx 112 cubic | metres). This didn't require planning permission as it was more than | 5m from the house. However, the conservatory will come within 5m of | the "garage" and so will need planning permission. | The question is, will it be detrimental to describe the garage as a | combined workshop / playroom rather than a garage. Obviously, I would | like to be as honest as possible.

What did you describe it as / to what standards did you build it for the Building Control application you made at the time?

Owain

[dg]

Planning aren't really bothered what you call it.

You should be able to do the conservatory under permitted development though, and so don't have to make a formal application for permission.

dg

[John Anderton]

Personally I'd describe it as a garage if that's how it was orginally built and that's what it looks like. Calling it a workshop is probably OK too but the playroom bit may cause problems.

I know at least one poster here found that although the local planners were quite happy for him to build a shed or garage in his garden, they insisted that to build an "office", which was identical in size and shape to the shed, would require planning permission and/or building regs approval.

Cheers,

John

[Peter Taylor]

Richard Williamson wrote

In normal circumstances, subject to certain conditions and as long as the external appearance is not altered, you could change the use of a garage into living accommodation without requiring PP, as they both fall under the same Use Class - C3 Single Dwellinghouse. But if, say, you started running a business using the garage then it would change the Use Class and you would then need PP for Change of Use. Please note I am not talking about Building Regs here. You would need BR approval to change a garage into habitable accommodation, but I think if you gave the playroom a less habitable name (Storeroom? Wendy House?) then this would probably be ignored. The only way you will know this for certain is to talk to Building Control.

The part that puzzles me is "This didn't require planning permission as it was more than 5m from the house". This is not a reason for not requiring PP I've ever heard before - I think it's much more likely you didn't need PP because it was counted as Permitted Development, and you now need PP for the Conservatory because you've used up your Permitted Development allowance. If this is true then the current use of the garage is perfectly "legal", but you have no proof of this in writing..

This whole situation has the makings of becoming a problem when/if you come to sell the property. I suggest you ask the Planners to confirm the legality of the "garage" at the same time as considering the application for the Conservatory - you will then have proof of legality in writing for both buildings. Ask them for a "Certificate of Lawful Development", which should go with your deeds.

HTH Peter

[Richard Williamson]

Thanks all :)