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

---

Planning Your DIY Project

Ready to start your first serious DIY project? Read through... Read More

Top Ten Air Purifier Questions

1. Do I really need an air purifier in my... Read More

Kitchen Design Online ? Understanding the Work Triangle and Kitchen Layouts

Good kitchen design online means having a layout for your... Read More

Cordless Impact Wrench - Not the Same Tool as Your Cordless Drill

The cordless impact wrench is quickly gaining in popularity among... Read More

Complete Home Rehab In 10 Days

This report is about taking a house and restoring it... Read More

Save Time & Money Doing Your Own Basic Electric Wiring

Hiring a professional electrician can be very expensive and is... Read More

Buying the Right Garage Door Opener

If you have recently built a new garage you might... Read More

The Organized Move: Preparing Your Home for the Publics Eye

(This is the first in a series of three articles... Read More

Small Cabin Plans - Finding a Great Log Cabin Plan Online

Small cabin plans - how do you find that special... Read More

An Introduction to Air Compressors

Air compressors are widely used among American manufacturers, industries and... Read More

Tiles are the Foundation Stone for Your Stylish Bathroom!

Tiles can increase the value of any home. Ceramic tiles,... Read More

Enjoy The Beauty Of Hardwood With The Endurance Of Laminate Flooring

Everyone likes the beautiful, timeless look of hardwood floors. Elegant,... Read More

Advice on Waterproofing Your Deck

Even if you undertook the task of building your own... Read More

Country Home Accessories

Country home décor is the most sought after home interior... Read More

Heated Driveways: Who, What, Where, When, Why, & How

What are heated driveways? The obvious answer is, "a driveway... Read More

Vintage Labels on Marble Tiles

It's refreshing to note that gone are the days that... Read More

Fixing Old Wooden Chairs

Fixing Old Wooden ChairsIF you have some old chairs that... Read More

Home Remodeling Business

Need for home remodelingThe need for home remodeling is on... Read More

Is YOUR Home A Safe Home?

Do you or one of your family members suffer from... Read More

Tips for Choosing Log Furniture

If you just love that rustic look, and are finally... Read More

Buying Replacement Windows

While most buyers of double glazing are looking for replacement... Read More

Buying Home Appliances The Smart Way

When you add up all the money that you can... Read More

Roof Cleaning - Making Your Old Roof Look Like New!

Many Florida residents that have come from the North are... Read More

Kitchen Remodeling Costs

It is important to prepare a budget for your kitchen... Read More

Expansion for Heat Absorption

In the refrigeration cycle, the refrigerant must undergo a change... Read More

A Guide to Commercial Steel Buildings

Commercial steel buildings are prefabricated and custom-designed for use as... Read More

5 Easy Steps to Protect Your Hardwood Floor From Disaster

Common knowledge states that hardwood floors are a great investment... Read More

What is Wire EDM?

What exactly is wire electrical discharge machining, also referred to... Read More

Spring Chores at the Cabin

Whether you live in your cabin year round or it's... Read More

Change The Style Of Your Interior With A Minimum Of Costs

The style of your interior depends for a great part... Read More

Creating Dynamic Window Coverings Without Breaking the Budget

When creating dynamic window coverings, it's important to choose carefully,... Read More

Spring Into Action: Home Maintenance

Spring has sprung! Even more important than buds, birds, and... Read More

Quick and Dirty Guide to Wood Flooring

If you've always longed for hardwood floors, you're in good... Read More