dnb Posted January 18, 2023 Share Posted January 18, 2023 I am looking for a little wisdom for what to do with an old and rickety single garage I have on my site. I am currently using it for storage of things unrelated to my house build. My site is quite big (50m frontage and right out in the sticks) and you can't really see the garage from the road or from Google Earth because it's tucked in one corner surrounded by overgrown trees, assorted wilderness and my neighbour's caravan collection (but it is more than 5m from any boundary if that makes a difference) so doesn't look connected with the property at this time. I am not required to demolish it to implement my planning permission but I do lose permitted development rights to build new structures other than the significant workshop elswehere on site already described in the permission. The last couple of winters have not been kind to the 1960s concrete section structure and it's now developed an alarming list. A tree is also threatening to fall on it. I therefore need to either get the tree and structure removed or rebuild/repair it all. And it is probably the most urgent job on the list, even though it is far from the most important. My limited understanding of planning rules are that I can repair this structure but can't demolish it wholesale and build something else. I don't believe I need building control involvement because it's well under the floor area they care about. So where is the line drawn for repairs vs new build? I don't really want to lose the storage space for the duration of the build or ideally when we are completed since dry storage is always useful. I am considering some combination of the following: 1. Have the asbestos roof removed from site and deal with the dodgy tree. (Definitely happening as soon as possible - will make things safer all round and can't really upset anyone) 2. Install steel or plastic panels on the (10ish degree) pitched gable roof and attempt to brace the concrete structure. This would seem to be a very time limited option by the state of the exposed rebar and existing rusty roof trusses! And it may end up that the structure is beyond redemption so could easily be a significant waste of time trying. But if it gets me another 1 to 2 years of storage space so I can worry about the problem in say 2025 then it's an acceptable and fairly low cost short term option that shouldn't upset anyone. 3. In the event of (2) not working out well, replace all of the garage with an equivilent size timber frame structure with a flat roof. Roof height would be the same as current eves height - high ceilings aren't really needed. Clad the new structure with some kind of renderboard/cement board so it can look like the old concrete structure or leftover timber cladding from the house. (I would prefer timber because it's essentially "free" but not if it invites trouble). 4. As (3) but retain the pitched roof. I don't really want the additional cost of this but if it is necessary then so be it. 5. Other options I've considered include an iso container on the old slab. But this definitely removes the permission of a fixed structure on the site in that location. As an aside, I do recall someone here replacing a workshop one wall at a time because they couldn't get permission to build a new one, and this strategy working. Do I need to consider this level of silliness? 😉 Thanks for any insights into the world of planning! My ideal solution is to find a legitimate and sustainable way forward that doesn't involve a lot of waiting around for an overworked local government office because it looks like that sort of time is not on my side. Link to comment Share on other sites More sharing options...
Onoff Posted January 18, 2023 Share Posted January 18, 2023 Rebuild it to look like a 40' shipping container! Link to comment Share on other sites More sharing options...
ProDave Posted January 18, 2023 Share Posted January 18, 2023 WHY on such a large site have your permitted development rights been removed? I would be appealing that so you are once more free to build PD buildings. It depends what you want to do with the space, my favourite if just storage is a static caravan. Link to comment Share on other sites More sharing options...
ToughButterCup Posted January 18, 2023 Share Posted January 18, 2023 8 hours ago, dnb said: ... So where is the line drawn for repairs vs new build? ... Which is your tightest constraint? Money, time, effort; all three; any two; just one, none? And visibility. There's yer starting points for thinking. An annoying answer, I suspect. Are you overlooked - if not JustBloodyDoIt. If yes, how many CockWombles walk past your place? Loads. Suck yer teeth for a while. Time: your arrangement is temporary for two years. Bingo: " Whatcha moanin' abart Mr Official From The LPA - it's comin' daown in a jiffy - push orf. " Put HERAS up and a set of B-F-O Notices up to cause fear and trembling to all ..... Do as little as possible: Stick To The Knitting: the house. Loads to do there. Link to comment Share on other sites More sharing options...
dnb Posted January 18, 2023 Author Share Posted January 18, 2023 1 hour ago, ToughButterCup said: Which is your tightest constraint? That one is easy at least. While I am not going to admit to money being anything other than tight, time is the pressing thing. I need a solution so that other bits of life carry on without interruption. Effort is OK because I have a chippy on site with not quite enough to do while other work is in progress and it is better if he doesn't disappear! We aren't overlooked on that side but there are enough cockwombles to make me think twice. (One is enough...) But a set of big gates deals with this nicely! 3 hours ago, ProDave said: WHY on such a large site have your permitted development rights been removed? It seems to be Council policy for bungalow redevelopment in outlying areas with sparse infrastructure. And if I appeal I may end up with a blanket TPO which would be a lot worse! Granted it isn't ideal but for now I have permission to build all I want. A static caravan isn't really an option for the things I want to store. Link to comment Share on other sites More sharing options...
ProDave Posted January 18, 2023 Share Posted January 18, 2023 Can you get a certificate of lawful development for the existing garage and use that to then rebuild it with one the same size? Link to comment Share on other sites More sharing options...
dnb Posted January 18, 2023 Author Share Posted January 18, 2023 9 minutes ago, ProDave said: certificate of lawful development The garage was built legally 60ish years ago so I can see no reason why I cannot have a certificate saying that. It is unclear to me how this helps with my problem of repairing the garage so extensively that it looks like a different one. So I must be missing something. Link to comment Share on other sites More sharing options...
ProDave Posted January 18, 2023 Share Posted January 18, 2023 Why not a planning application to replace the old garage with a new one? That would put it beyond doubt. Link to comment Share on other sites More sharing options...
dnb Posted January 18, 2023 Author Share Posted January 18, 2023 22 minutes ago, ProDave said: Why not a planning application Happy to do this. But it will take 3 to 6 months and in the meantime I don't have usable facilities that I need now. All I want is get a feel for where the line between a legitimate repair and a breach of planning sits given it will be a bit like Triggers Broom and a like for like replacement is not really an option due to banned materials. Link to comment Share on other sites More sharing options...
saveasteading Posted January 18, 2023 Share Posted January 18, 2023 2 hours ago, dnb said: like for like replacement is not really an option due to banned materials. You are not expected to replace asbestos cladding with more asbestos, or even fibre cement, Replace with grey steel cladding without asking. If at all nervous send a courtesy note to the planner. Have to repair, going to use x in colour y. You prob won't get a reply but are covered. Link to comment Share on other sites More sharing options...
Onoff Posted January 18, 2023 Share Posted January 18, 2023 Just build a new whatever. If they look from the air they'll see that it appears you've re-roofed the building that was already there. Link to comment Share on other sites More sharing options...
Recommended Posts
Create an account or sign in to comment
You need to be a member in order to leave a comment
Create an account
Sign up for a new account in our community. It's easy!
Register a new accountSign in
Already have an account? Sign in here.
Sign In Now