Converting a garage

[Mark Carver]

I'm thinking of converting part of our double garage, to a teenage 'living room'.

Only the back half to two-thirds, the front will be retained for storage.

The two front doors are barn type, not the modern up and over type. There's a double glazed window in the half to be converted. The construction is a single skin of brick, with a pitched tiled roof. There are buttress at half-way points on three walls, plus between the two front doors. The garage is totally detached from the house. There's an access door in the side.

AIUI it needs to be insulated to certain standards, this can be achieved by insulation trapped within a timber frame, and plaster board skin ?

The external appearance of the garage will be totally unaffected.

What planning hoops I'm I likely to have to jump through ?

Any experience from members of this group would be appreciated.

TIA

[Owain]

What about the floor and roof insulation? Is the floor damp-proofed?

Does the new room have internal access direct to a hall (main escape route) or only through another room - in which case a separate fire exit might have to be provided.

(a) loss of off-street parking (b) increase in housing density (c) increase in council tax valuation

Owain

[Mark Carver]

Yes, floor is damp-proofed. No roof insulation, I would like to create a boarded loft in the roof space above the room, so I presume insulation there would be as per inside a house ?

Not sure what you mean, see sketch here:-

> The external appearance of the garage will be totally unaffected.

Driveway has space for four cars

Understood.

[Peter Crosland]

Go and talk to your local planners and building control. The insulation requirements are very strict and it will not be cheap. Unless you are in a conservation area there should not be too much problem in getting planning approval if you need it.

Peter Crosland

[e-mail]

[Mark Carver]

The insulation, or the whole job ? Going by info posted in the 'Side Extension Price' thread, I'm estimating ~10k for the whole thing ?

It's certainly not a conservation area.

[Peter Parry]

None whatsoever if you don't bother saying anything to those who don't really need to know; which is by far the most sensible thing to do.

For teenage use a tiled floor, remote controlled overhead shower heads and floor level drains makes periodic cleaning of both room and occupants much easier.

[manatbandq]

Do you mean sleeping accomodation or just a "rumpus room" type space? I'd be a bit more careful with the former.

Who's going to know?

If and when you want to sell up, just rip it all out. Some buyers might even want you to leave it in place.

MBQ

[The Natural Philosopher]

There are issues.

And issues that bear thinking about.

If its classed as a living area, it has to have adequate ventilation, and fire access.

I am not sure its a planning issue, but it sure is a building control issues.

Planners are concerned with impact on the locality mainly, building controls concerned with health and safety of the structures and occupants, and energy efficiency etc.

If you do it, do it to regs even if you don't intend to leave it when you sell,because getting a BCO in to rubber stamp it after its been up ten years is a lot easier/cheaper than pulling it down.

[Mark Carver]

Yes, it is tempting to simply do it, without informing the authorities, I could also avoid the frustration of 'Part P issues' with the electrics.

However we do intend to sell the house in the next 5-8 years, with all the extra nonsense of Home Information Packs etc, it could get rather sticky at some point in the future. On the other hand it's the sort of thing that is a good selling point, but also cheap (a few hundred quid) to have ripped out if any future buyer wanted it back as a garage.

[Peter Parry]

If the LA insist on planning permission for change of use be aware that many won't approve garage alterations as it increases on street parking. The fact that you don't have a car or that its never seen the inside of the garage anyway is irrelevant.

[clot]

If it is just a space for "Wayne to play in" then do what you like with the structure just so that it could easily be reverted to a garage for sale. However, if it is seriously intended to be a habitable room for him, then alsorts of issues could arise - Planning Permission, BCO - habitable - room, then double skinned brickwork and all the rest of the issues to comply with habitable status!

[meow2222]

foundations for a start... a rebuild IOW. I presume.

NT

[meow2222]

If described as a garage or storage outbuilding at sale time, would the presence of carpet be an issue? I doubt it, you just wouldnt be allowed to describe it as habitable. A hobby room perhaps.

NT

[Philipj.cosson]

I'm thinking of building a treehouse in the garden - does anyone know what the building control officer would require the structure to consist of? what height off the ground is acceptable? what means of escape is required?...

[clot]

"I say, steady on here, you can't just go mutilating a tree. This one has a preservation order." - Tree Preservation Officer.

"Are you going to put the Tree House more than 2mm. from the ground? If so, you will be required to pass our test to ensure that the little mites (children) cannot fall and be killed by your construction." - Local Qualified Non-Productive Life Inhibitor. (Mem.LQNPLI).

"Whhat? A house in a tree! You do know that wood is combustible? If the Planning Department are allowed to pass this, we will require at least one fire alarm per branch,(and if they are over 0.6 metre long, we will require one per metre relevant to each branch).

IF you are serious, BCO has nothing to do with this. Planning might if you upset neighbours with the structure. If it were me, a proverbial salute, though accommodating the neighbour issue and having old mattresses/ deep woodchip or similar beneath.

Go to it and give the kids a good experience before mummy state bans you