Garage build

Hi, The cement board idea could actually be a good one as it is A1 fire rated therefore non-combustible. Firegaurd fire suppression coating would not need to be used on the wooden frame or trusses. The total cost of the cement board is almost the same as Firegaurd coating. If I use the cement board to completely line the internal walls and ceiling of the garage. This would create a box of 6mm cement board that would protect the wooden frame and roof trusses from an internal fire and ensure it’s stability in the event of a fire as well as transfer of fire from the inside of my garage to another. It would also not require an unprotected area calculation as part of the design plan submission. if the metal exterior cladding is A1 rated this also will be enough to pass regs. Anything less that this rating will require unprotected area calculations. I’m waiting on the manufacturer of the proposed metal cladding confirming its fire rating specifications. The double skin could also open up the possibility of non flammable insulation between the layers in the gaps in the stud partition walls and above the ceiling making the garage far more usable in the winter.

My concrete slab is of good quality 250mm thick, level and strengthened with rebar. I Looked into the cost of a light gauge metal frame of the size I would require. I got a quote of £3800 not including delivery. I would have to build this and purchase metal cladding to sheet it. I just was not convinced about the structural stability of the frame. I’ve seen a few light gauge versions buckle under the weight of snow. Something we get a lot of. I also got a quote for a complete light weight metal frame, metal clad garage kit made to my sizes, flat packed ……£10000. Not including delivery and I would again need to build this. I can build a stud partition style wooden frame with pitched roof trusses. This is well within my DIY capabilities and budget. I also think it will be stronger than the steel frame and will have a degree of flex without buckling and creasing like light gauge steel. I’ve been told they used to make aeroplane air frames from wood for this very reason. The frame will need to be of rough sawn open grain untreated timber. This is so that the fire suppression coating known as Fireguard exterior can penetrate the timbers surface and provide a 30min barrier when two brush on coats are applied. You get approx 2 coats of 7m2 from one ltr. This should make the brush on coating of the built timber frame not to expensive. £80 per 5ltr tub my hope is that the application of the above metal sheeting instead of a timber cladding will in itself provide the level of internal and external fire suppression required for the buildings outer skin. Has anyone on the forum built a structure in this way before? if you have please let me know how you meet the building control technical standards specs. Information on any other unforeseen issues you encountered in getting building standards approval for your DIY build and the solutions would also be a great help. In the meantime I will continue to post how I progress with planning and building standards as it may help someone in the future trying to construct a sturdy and compliant garage built on a tight budget. Thank you Steve

I had an excellent time served joiner set up to build a wooden garage on the existing slab for £3000 Not an unreasonable amount for such a structure and a within my means.but that’s looking like at least £5500 to build in wood and meet fire suppression regulations. Not within my budget. nickfromwales, you sound like a person that works within the same budget constraints as me. Your imaginative suggestion of a second hand small commercial quality metal framed and metal clad building is well worth looking into. It might just tick all the boxes. Thank you Hope I did not ruffle the feathers of to many retired or current buildings standards inspectors.

Yes I fully agree that in approaching the local building control / planning dept looking for some helpful empathetic advice I got what I probably deserved. In my defence I did not know that planning permission and building reg compliance was a requirement for any new structure as it was not stated in the council lease for the garage plot.

Hi Russel. that style of windowless metal clad agricultural building was just what I had in mind with a wooden frame to keep cost down. Steve

Hi it’s in a secluded area so yes it needs to be a secure windowless garage

Yes I can drill holes in the slab to secure the frame of the garage to it. Steve

Hi Gaz, I did look into this as a possibility but the problem here is that I can’t find a prefab concrete garage tall enough to take my campervan. This is what actually started all this …. One simple question of the planning department……. “ are there any height restrictions when building a wooden framed pitched roof private car garage?” Then we were off and running, with the need for planning permission and building warrants, none of which were mentioned in the lease agreement. Thank you Steve

Hi Russel, Yes it’s a long term lease and if the lease is terminated by the council for good reason I must remove the structure. The lease also states It can’t be built in stone or block. I have no garden so this was the only way I could get a place to store and work on a vehicle near my home without paying monthly storage costs. The lease is a small one off payment each year. shipping containers are not permitted as part of the lease. And prefab concrete sectional garages of these dimensions are very expensive to purchase and a nightmare to move and dispose of should the need arise. However I do have the ability to build a structure myself but it must meet 2025 building code regulations. My hope is that someone with knowledge of the new 2025 building code regulations may point me in the right directions regarding design and materials for a single story pitched roof 5.4m x 4.3m car garage of timber frame. Thank you Steve

I am a DIYr who has found themselves in the red tape hell that is building control. “ We will not give you any advice on build materials or design that will help you pass building regulations as there are people out there that make a living from providing this service.” And this is the attitude when I asked for guidance on building a simple car garage from a publicly funded body. Honestly you could not make this up. The background is …… I lease a concrete pad from my local council. It is leased to me by contract for the purposes of building a single story car storage garage 5.4m x 4.3m for private use only. Because there is no existing structure on the concrete pad and the land does not have permitted development rights. My local council planning and building depts have said I need to get planning permission and the structure has to pass the latest Scottish building control standards. There are other garages in the compound and there are no existing structures within 1m of my concrete pad. And yes none of them have planning permission or building certificates “ not your concern they say.” You might like me be confused how a council can lease me the plot specifically for this purpose with no outlying planning permission to do so? Well according to my councillor they can and it’s up to me to attain the appropriate permissions from two other departments of the same council, crazy world !!!!! Or am I being royally financially ripped off? I can’t help but feel the latter is the case. The latest explanation from my local building control office was “If you were building in your own garden that would have what’s known as permitted development rights to build a garage without these permissions.” But I have to jump through the legal hoops and pay for the privilege, £600 minimum I estimate in planning and building permits that must be applied for on the online planning and building portal. “The structure must meet all the latest Scottish building standards regulations. Even if its square meters falls under 30m2 and legally does not need a building permit application submitted.” It can still be inspected and if does not conform to code I can be told to take it down. So I’m left trying to design and build a structure that’s legal, functional but within an acceptable budget. Under the terms of the lease agreement I’m not allowed to build in blocks or brick on the site. Can anyone give advice on what materials and design I can build to whilst meeting the most recent building control standards, including latest fire prevention regulations! These are quite specific I hear and changed in early 2025 My initial plan was to build a timber pitched roof frame. To be clad externally in metal corrugated sheets or vertical overlapping wood board and batten style with corrugated metal pitched roof. The interior was to be lined with a boarded material that is fireproof to 30 minutes and moisture resistant. Would this pass the latest regulations? I have looked at products that wood can be coated in to make it fireproof but the cost is extortionate 1k+ to treat a wooden structure of this m2 If anyone has any experience of building such a structure and getting their design over the line with Scottish building standards without it costing a small fortune please get in touch and let me know how you did it and how you constructed your garage on land of non permitted development status and meet the latest building standards. Thank you Steve