Coops Posted February 17, 2021 Share Posted February 17, 2021 Hi again all, I'm trying to navigate the laws surrounding annexe accomodation in England, hopefully someone can clear this up. I'm planning to build a triple bay garage with accomodation above complete with a new vehicular access and hard parking area. I want the accomodation above to form a self contained apartment for the 67yo mother in law...My planning consultant is telling me that it can't have a kitchen as this will arouse suspicions of future ambitions to use as a separate dwelling? Guidance surrounding this seems a tad grey, has anyone done this, what's the deal? Do I just add a kitchen after sign off? Link to comment Share on other sites More sharing options...
PeterW Posted February 17, 2021 Share Posted February 17, 2021 28 minutes ago, Coops said: Do I just add a kitchen after sign off? Yes ... add the toilet / bathroom as that has biggest sign off (soil drainage) and identify as an office/spare room and use proper fire proofing throughout such as fire line boards for ceilings etc. Then when it is all signed off put a kitchenette into the living area but don’t wall it off. Part P sparky could then self cert any sockets etc. Link to comment Share on other sites More sharing options...
Coops Posted February 17, 2021 Author Share Posted February 17, 2021 Gotcha, (I think) so the room identified on planning app as home office room can quite legally have a toilet, which will evolve into a full on bathroom post completion and basically provide first fix cabling for kitchenette into main living space/lounge area then install kitchenette after completion? 24 minutes ago, PeterW said: Yes ... add the toilet / bathroom as that has biggest sign off (soil drainage) and identify as an office/spare room and use proper fire proofing throughout such as fire line boards for ceilings etc. Then when it is all signed off put a kitchenette into the living area but don’t wall it off. Part P sparky could then self cert any sockets etc. Link to comment Share on other sites More sharing options...
PeterW Posted February 17, 2021 Share Posted February 17, 2021 Just now, Coops said: Gotcha, (I think) so the room identified on planning app as home office room can quite legally have a toilet, which will evolve into a full on bathroom post completion and basically provide first fix cabling for kitchenette into main living space/lounge area then install kitchenette after completion? Yep - just make it big enough for a shower - could even carve off the inside of the “shower room” with a storage cupboard that gets replaced by a shower when signed off. How do you plan to heat this space ..?? Or provide hot water to it ..? Link to comment Share on other sites More sharing options...
Coops Posted February 17, 2021 Author Share Posted February 17, 2021 Perfect, makes sense..Not even fully considered heating yet, underfloor with heat pump ideally, although not sure what qualifies as "annexe friendly" with planning and if I can utilise RHI for an annexe? Link to comment Share on other sites More sharing options...
Andrew Posted February 17, 2021 Share Posted February 17, 2021 Our garage has a room above which I will use as an office. It has a bathroom with shower and a small 'kitchen' area. Our architect marked it as 'Studio' on the plans and we didn't have any issues with it through planning. Not sure if we just got lucky as I know of others nearby who have had their ambitions for over-garage accommodation neutered by planning. These are the plans which were approved, if they help at all. Link to comment Share on other sites More sharing options...
Coops Posted February 17, 2021 Author Share Posted February 17, 2021 Thanks Andrew, seems as long as rooms are labeled cleverly - all will be well. I suppose the reality is a studio/office with an attached shower room is acceptable as being ancillary to the main dwelling rather than self contained accomodation in its own right. Link to comment Share on other sites More sharing options...
Phaedrus Posted February 17, 2021 Share Posted February 17, 2021 17 minutes ago, Andrew said: Our garage has a room above which I will use as an office. Andrew - Does your garage/studio have a flat roof or is it effectively two-storey? The reason I ask is that I submitted the plans below to allow for flexibility for a storage/games room space and I've just received a negative reaction from planning based on the "overall scale". Link to comment Share on other sites More sharing options...
Andrew Posted February 17, 2021 Share Posted February 17, 2021 1 hour ago, Phaedrus said: Andrew - Does your garage/studio have a flat roof or is it effectively two-storey? The reason I ask is that I submitted the plans below to allow for flexibility for a storage/games room space and I've just received a negative reaction from planning based on the "overall scale". It's a room in the roof type i.e. 1 Link to comment Share on other sites More sharing options...
Phaedrus Posted February 17, 2021 Share Posted February 17, 2021 Thanks Andrew, looks good. My ridge height is only 6.3m compared to your 7m approx. Unfortunately if I reduce the roof pitch to 40deg then I'll lose a lot of usable space ☹️ Link to comment Share on other sites More sharing options...
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