Planning Permission Tips UK - Garage Conversions - What Value Do They Add?

Most conversion works to an existing structure is often more expensive than having it knocked down & rebuilt. The main reason for this is the VAT element that is exempt for new dwellings. There have been numerous examples where extensive extension & conversion work has proved more expensive than rebuilding the scheme a-fresh from the ground up.

However, where VAT is still applicable even for new build within an existing residential curtilage, the conversion route is often still less expensive. This can also have the added benefit of retaining the sites character & charm where as a complete new build can often stand out like a sore thumb.

Garage conversions are a case in point. Converting a domestic garage (normally integral or attached to the main dwelling) is a growing trend that I cannot see declining in the coming years.

Peoples desire for additional living space is by far more important than the the requirement to store a motor car or general household storage which is more often the case.

WIth the general superior build quality of most modern day cars the need for undercover parking in order that they start in the morning has now diminished. This combined with the relative cheapness of cars makes that valuable garage area look very under used.

Off road car parking is till very important but a physical building to store it in overnight in is not.

So what are the issues relating to converting an existing garage into habitable room space? Well firstly, most garage conversions do not require the benefit of a separate Planning Approval unless there is a condition on the original Planning Approval restricting the garages use. Always check with your Local Planning Authority first but in most cases specific Planning Approval should not be required (subject to conditions & Planning criteria).

If the garage is to become a useful additional to the main dwelling then it should ideally be converted in a way that makes it hard for the 'lay person' to tell that the space was originally a garage.

This means that the new room (previous garage) should be preferably accessed off the main hall way, have follow through floor levels (rather than step downs), have similar floor to ceiling levels, have all the meter services relocated to outside meter boxes, be centrally heated, thermally upgraded for the floor walls, & ceilings, & have a quality in-fill construction for the old garage door opening. Most of these items are covered within the Building Regulations for which the conversion must comply also to.

As a guide, a good single garage conversion incorporating these element will be in the order of £15 to £20K. Cheaper conversions can be achieved but they will always feel like a 'converted garage' & may not add the full value to a property.

If the converted garage can only be accessed off another room such as the living room or kitchen, they can still perform a useful functioning extra room but they may not have the flexibility of use compared to access form a common circulation area.

So what are the typical uses for garage conversions? The most common use is for a study area whether it be for the business dealings of the parent working from home or the children having a dedicated place to study homework outside of their bedroom which is not very desirable.

Another common use is for a ground floor bedroom for an elderly relative or even a son or daughter unable to purchase a property but now requiring some extra space for a baby for example.

Separate dining rooms are now a thing of the past really but if the garage adjoins the usual 3M x 2M developer designed pokey kitchen then by knocking through into the garage area often creates a great full sized family kitchen/eating area that is so much in demand these these days (the Jamie Oliver effect).

When should a conversion be avoided? - generally if the garage is detached or some distance away from the main dwelling. Also, if the loss of a car parking space within the garage means that the property is unable to park at least 2 cars unless your have adequate on road parking available right outside the property.

Future trends for new build? - Even the Planning policy design guidance is now erring away from dedicated garages for densely populated developments preferring to have the space released for extra habitable rooms. A dedicated off road car paring space or two in the open is now preferred over garages - Planners also realise that most garages are not used for the storage of cars so they are now doing something about it.

To emphasis the point further, we have never yet been asked to convert a habitable room into a garage space but we are asked several times a year to complete the opposite. I am sure in London & such places such 'reversionary garage' schemes have been completed but this is certainly not typical when compared to the larger picture of what the current development trends are.

Our 'Maximum Build Planning Guide' explains further the issues involved when converting existing structures & what areas can be exploited for developing land, buildings or a site for residential use. Obtain planning permission with our guide.

http://www.planning-permission.co.uk

---

Electrical Savings System; Save up to 40% on Your Electric Bill Every Month

Once a month there's an electric bill coming in the... Read More

Bathroom Magic

Believe it or not, the bathroom is one of the... Read More

An Overview of Aluminium, Plastic and Timber Conservatories

Conservatories remain a popular accoutrement and attachment to homes throughout... Read More

Interior Design For Babies

Babies, babies, babies-yes the topic of this article is based... Read More

The Next Revolution in Home Entertainment - IP Based Multi-Room Distribution

The Holy Grail of distributed audio; unlimited zones and unlimited... Read More

Hydronic vs Forced Air Heating and Cooling

Hydronic, or hot water, heating has been standard for years... Read More

Bakers Racks Add Flair And Style To Your Kitchen

Many items a person can add to the kitchen are... Read More

You Say Jacuzzi and I Say Whirlpool

What's in a name? Whirlpool baths have been around forever,... Read More

The Best Way To Clean Carpet?

What is the absolute best way to clean carpet? Carpet... Read More

Marble Information

Marble is any limestone or dolomite that can take a... Read More

Fixer-Uppers: What To Fix

You've bought a house, a fixer-upper you can make some... Read More

Buyers Guide For Modern Mailboxes

Modern mailboxes are made predominately from cast aluminum or stainless... Read More

Remodeling Online

Remodeling PlansMaking remodeling plans for a house helps you to... Read More

An Introduction to Air Compressors

Air compressors are widely used among American manufacturers, industries and... Read More

Aluminium Window Frames

When double glazing first became a popular window choice in... Read More

Why Hardwood Flooring is a Good Investment

Hardwood flooring has a timeless air of qualityHardwood floors have... Read More

Choosing The Right Window

When you have reached the decision to purchase new windows... Read More

Spring Deck Prep Tips

It's finally spring! Time to move out the patio furniture... Read More

Understanding Air Purifiers

Purchasing an air purifier can be confusing, and you do... Read More

A Fabric Hammock is Comfortable Casual Chic

If you are looking for unique seating inside or out,... Read More

Refining Your Area Rug Choice

As a Managing Partner of www.exquisiterugs.com, the question... Read More

Ladder Safety Tips

One of the many tools that home owners use regularly... Read More

3 Kinds Of Wood Used In Real Wood Furniture

Real wood furniture is the most popular furniture in existence.... Read More

Conservatory Blinds ? the Finishing Touch

There's no doubt that blinds add the finishing touch to... Read More

Laminate Flooring Is Attractive And Long Lasting

Laminate flooring is perfect for people who want to install... Read More

Building Your Own Home

Most people think building their own home involves vast knowledge... Read More

Unadulterated Truth About Black Mold: What You Don?t Know Is Destroying Your Home And Your Health

With today's new building procedures, our homes are more dangerous... Read More

How To Choose Decorative, Recessed Locking Mailboxes

Do you need a decorative, quality, recessed locking mailbox for... Read More

House Plans ? Where To Start

You have found the perfect lot on which to build... Read More

Top Ten Air Purifier Questions

1. Do I really need an air purifier in my... Read More

Heres How To Know Which Kitchen Design Is Right For You

Kitchen design is a sea of opportunity filled with potential.... Read More

Pergo Flooring Is Perfect For The Home or Office

Pergo flooring was invented more than 75 years ago, and... Read More

Bring Out the Comforters for Back to School

If the weather is turning chilly it must time for... Read More