Principle Elevation - Historic garage?

[Flib]

Hi,

    My property was built in 1931 on the top of a hill. 50m away at the bottom on the hill/garden is a brick built single garage shown on the orginal deeds in 1931. The Garage is in the principle elevation. (see attached)

 

The Garage area quite oftern floods (from the road) and it gets about 6 inches deep of water. Due to nearly a 100 years of flooding it now needs rebuilding (and ideally the ground level raising). The council refuse to do anything about the flooding.

 

Contary to the orginal plans, one corner of the brick Garage is right up against the boundry fence (no 1m gap)

To complicate matters, when i moved into the property 5 years ago, it had many wooden structures built both sides of the garage which increased the area of build about 3-4 times.... A large 2nd garage and two further large shed / lean too's. They have been slowly collasping due to rot from flooding. The last of them came down in the winds the other weekend. These wooden structures pre date year 2000 (its the oldest photos i have)

 

When I moved in I assumed I could knock down the lot and rebuilt a new double garage but now I realise that its technically in the Principle Elevation.

 

I can find no information about what happens with structures already in the principle elevation... can anyone give me any advice?

 

Cheers Mick

 

[DevilDamo]

A demolition and re-build would be treated as a new structure and as that would be forward of the principal elevation of the house, it would require Planning.

Edited Thursday at 10:40 by DevilDamo

[Russell griffiths]

I would fix the falling down structures so the footprint looks larger than just the brick part. 

[Flib]

38 minutes ago, DevilDamo said:

A demolition and re-build would be treated as a new structure and as that would be forward of the principal elevation of the house, it would require Planning.

I thought planning does not allow any building forward of the principle elevation, am I incorrect, is it just permitted developement that isn't allowed and i could go through formal planning?

Edited Thursday at 11:17 by Flib

[Flib]

42 minutes ago, Russell griffiths said:

I would fix the falling down structures so the footprint looks larger than just the brick part. 

 

Sadly the structures are down, not falling down. As they failed rotting at ground level it would have been a major work to keep them in place.

[DevilDamo]

14 minutes ago, Flib said:

I thought planning does not allow any building forward of the principle elevation, am I incorrect, is it just permitted developement that isn't allowed and i could go through formal planning?

Correct. It just means you require formal

Planning and the proposal will be reviewed against Planning policies. If your LPA have policies which relate to building infront of the notional building line, then you should check those before applying.

[joe90]

6 hours ago, Flib said:

These wooden structures pre date year 2000 (its the oldest photos i have)

So you have photos of these? In a previous. Do-er-upper I had a garage against the boundary and planned to demolish and rebuild but told they would only allow it half the size it was. I was however allowed to “repair it” so I repaired each wall separately even replacing timber with brick, I jacked the roof up doing this, then repaired the roof. I kept photos to prove its did exist. Frankly unless you have NIMBY neighbours who will dob you in it they are not likely to notice. 

[Alan Ambrose]

It’s not impossible to have a garage in front of the principal elevation, of course. It might help if the garage doesn’t look ugly. We just got planning including that. It wan’t really possible to do anything else much as the plot is long and narrow. The previous permission also had a car port in front of the house. Run it by your LPA? If you look around your local area you might find a bunch of examples to show the LPA.