Have Planning for a garden room, but now want it smaller! Advice and thoughts

[hmpmarketing]

 Hi all, hope everyone is safe and well.

 

I am after some advice regarding a proposed garden office/room I would like to build. I have previously written a thread on this forum regarding a 8m x 6m garden office that I planned on building last year,  howeverI ended up not going ahead with this as 1 - B.C. was advising for really deep foundations and 2-  due to some other personal matters.

 

However I am now in a situation where I have my mother in law moving in as she is elderly, and guess what, I am losing my work office. Im sure it will be great to have her with us, but I have no space to work now as I work from home.

 

So I have made the decision to build a smaller footprint garden room (6.5m x 5m ) that falls short of requiring Building Regs, the internal area will be 27.5m2. It will be built with thermal blocks on render, warm roof and insulated plasterboard. FYI,  I have been removed P.D rights. It will replace the current approved plans for the 8x6.

 

So a little bit of history regarding planning,  planning application for my build was approved back in 2016 (build completed in 2017), having an approved garage plan, for which I replaced with another one with increased footprint and height (Variation of Condition  to replace the approved garage); this was approved in 2017, and then replaced again (with another Variation of Condition ) with the current approved garden office/room plan of 8m x 6m one with a flat roof. (you must have figure out by now I am an undecisive person !!!) ?

 

I contacted the planning officer regarding my new proposal and questioned if I could make another variation of condition, he advised that I should make a full household planning application. He also mentioned that since it is a smaller size building we could not go through a non-material amendment.

 

So I am a bit frustrated as a full planning application may take some time to be decided, as I am in a bit of a hurry to get my mother in law moved in.

 

My question is, since I already have approval for the 8m x 6m garden room, is there a problem if I “start” with footings, and block walls while the other application goes through? “Technically” I have approval, obviously the footprint is smaller now, but would they come with a tape measure and look  around if I am actually building a 6mx5m instead of a 8mx6m? 

 

Just looking for some thoughts on this!

 

Again, thank you all for the help and feedback for the last 5 years or so!

 

Edited April 29, 2020 by hmpmarketing

[PeterW]

Change the building method to make it lightweight and then build it on screw piles. Will be quick and simple and should be lower cost. 

[joe90]

24 minutes ago, hmpmarketing said:

He also mentioned that since it is a smaller size building we could not go through a non-material amendment.

is that the case???, I would check that as our planners made all sorts of statements that simply was not true,!!  After we won our planning appeal we never saw the planners again so would they notice? It’s only BC that might notice and inform planners.

[hmpmarketing]

6 minutes ago, PeterW said:

Change the building method to make it lightweight and then build it on screw piles. Will be quick and simple and should be lower cost. 

 

HI @PeterW Thank you for your feedback (not only here but on most of my threads!). Im not looking to change the method of construction, I got the thermal blocks for such a bargain, they are just stored and ready to go. FYI the height of the building willbe about 2.65m 

 

 

[hmpmarketing]

9 minutes ago, joe90 said:

is that the case???, I would check that as our planners made all sorts of statements that simply was not true,!!  After we won our planning appeal we never saw the planners again so would they notice? It’s only BC that might notice and inform planners.

 

Hi @joe90 this is what he said:

 

"I have checked our guidance and this cannot be achieved through a Non Material Amendment application due to the difference in size" where would I be able to validate this

 

I would not mind making the application again, its just the time it takes, seems a bit non sense as I have been approved a bigger one but to go smaller (isually going bigger is always issue) 

Edited April 29, 2020 by hmpmarketing

[ProDave]

Change to a modular timber frame and build it as a portable building under the "caravan" rules.  No BC needed. And as already mentioned a lightweight structure so less of an issue for foundations.  Then you can build the original size.

[joe90]

I have just checked the gov guidance and yes the council decide on “small” changes so it looks like they are right. As you said.

1 hour ago, hmpmarketing said:

since I already have approval for the 8m x 6m garden room, is there a problem if I “start” with footings, and block walls while the other application goes through? “Technically” I have approval, obviously the footprint is smaller now, but would they come with a tape measure and look  around if I am actually building a 6mx5m instead of a 8mx6m? 

I don’t think so, if it were me I would crack on and file you’re application I can see no way the council would refuse a smaller build than they originally granted. If BC don’t visit either then who will know?. Why did BC want deep footings? Trees? Why not build on a raft?

Edited April 29, 2020 by joe90

[Ferdinand]

Would there actually be much of a cost saving with the smaller construction after the new paperwork costs?

 

Could you find a use for the rest of it, such as a garden store?

 

 

 

 

[hmpmarketing]

57 minutes ago, ProDave said:

Change to a modular timber frame and build it as a portable building under the "caravan" rules.  No BC needed. And as already mentioned a lightweight structure so less of an issue for foundations.  Then you can build the original size.

 

Hi @ProDave thanks for your feedback! I already got the thermal blocks at a bargain (Durox Supablocs), they were literally free from some over order and they are already with me so cant go back on the building method! I think I did research the caravan thing sometime ago, would need a Lawfull development certificate too!

 

@joe90 thank you, BC said "If the building was a garage the proposed footings would suffice, if the building is for another use full strip footings of at least 1 metre depth are required." By the way, this was back in 2018, hence why I gave up after getting the planning decision for the 8x6m garden room.

 

Regarding BC visit, this would not apply as Im going for less than 30m2 internal area, what I was concerned was if LA would come for a visit and see us already raising walls! I want to crack on ! with the covid situation dont think anybody would come, seems everyone on my LA is working from home

Edited April 29, 2020 by hmpmarketing

[hmpmarketing]

2 minutes ago, Ferdinand said:

Would there actually be much of a cost saving with the smaller construction after the new paperwork costs?

 

Could you find a use for the rest of it, such as a garden store?

 

 

 

 

 

I want to avoid Building Control (less than 30m2), and come to think I was just greedy going for 8x6, if it wasnt for this Im sure the building would be already up!!!

[ProDave]

So what foundations are you planning to use?

 

1M deep strip foundations does not sound excessive.

[hmpmarketing]

6 minutes ago, ProDave said:

So what foundations are you planning to use?

 

1M deep strip foundations does not sound excessive.

 

50cm footings deep and wide, 100mm screed. FYI the thermal bocks are  lightweight (6.3kg compared to 19kg for a standard concrete block),single skin, warm roof composition will be

 

11mm OSB top deck

100mm celotex

18mm OSB sub deck

220mm C24 joists

 

[PeterW]

6 minutes ago, hmpmarketing said:

50cm footings deep and wide,

That is less than standard ..! Min 600x600 up here for a trench fill foundation. 
 

What insulation is going into the floor / walls / roof..?

 

And have you not considered selling the blocks as if you didn’t pay much you will get £1 a block for them as they are at a premium currently. 

 

 

[ProDave]

And you can't use those blocks below DPC.

[hmpmarketing]

12 minutes ago, PeterW said:

That is less than standard ..! Min 600x600 up here for a trench fill foundation. 
 

What insulation is going into the floor / walls / roof..?

 

And have you not considered selling the blocks as if you didn’t pay much you will get £1 a block for them as they are at a premium currently. 

 

 

 

Hi @PeterW roof 100mm, walls 75mm, floor 50mm 

 

this is the type of foundatin I plan on using

 

 

I dont think anybody would be bothered to! I am commited on this! Regarding the footings I can prob dig another 10cm

Edited April 29, 2020 by hmpmarketing

[hmpmarketing]

4 minutes ago, ProDave said:

And you can't use those blocks below DPC.

 

HI @ProDave according to their specs:

 

"General Purpose Walling
Durox Supabloc is recommended for general-purpose walling applications including inner leaves, solid external walls, internal partitions, and solid walls below DPC. "