Hi All

Does anyone know roughly how much it would cost to build a brick double garage with flat roof, and whether we'd need planning permission if replacing an existing garage?

We have an existing 40 year old pre-fab garage at the end of the garden but it leaks and has an asbestos roof etc, so Id like to replace it with a decent one. Although the garage is a "double", we only own one half, our neighbours the other so we'd need to speak to them to see if they would be happy to go halves, and I'd like to possibly make it into a "double and a half" so Ive got more space.

cheers

Chris

Not sure to be honest - fairly sure you'd need permission, and also be aware removing an desposing of asbestos (even sheeting) IS VERY expensive....Oli.

How much of your garden does the garage take up? I think if it's a certain distance from the main house and is <50% of the garden it doesn't need permission. Just can't remember the distance.

I,m pretty sure you will some form of planning permission, the rub is that they will charge as if a builder builds so will take a percentage of the finished cost, not sure I think its 8%.

So although you can build yourself for £5k they will assume a builder would charge £25k and screw you for this ?

Its a bugger.....

Regards Mark

Hi no idea on cost or planning permission but have you considerd construction of this type. LINK

cheers matt

It depends on your local authority and their regulations. They may want to approve the plans and inspect the work as it is carried out but if you are replacing an existing structure I would risk doing the work and not mentioning it to anyone, as long as you get it done properly you can get retrospective planning on it. If you get on with the neighbours and they don't shop you that is.

planning permission - the answer can still vary according to who you speak to even though there are rules as to whether you need it or not.

in my case, since I was replacing an existing structure no permission was needed even though an architect/surveyor type person said due to the size it does

so best call up yer local council inspector person and see what they say - I think there is no cahrge and get them to put it in writing so no hassle in future.

sorry that wasn't answering your question but ...

You are replacing an existing structure, so there shouldn't be any problem of the "do we allow this structure to be here?" type.

However, you will still need to meet the building regs, so touching base with your local building inspectors is a good first move. They will be concerned with foundations, damp courses, and so on, so it's in your own interest to get them on your side. They are usually very helpful and will try and make your life as easy as possible, if you approach them right.

cheers,
David

On most occasions the planning permission is granted on the site i.e. The entire site (property)is sutable for planning permission.

What will deffinatly be required is a building warrant as that is to ensure that the structure is built to existing building regs and meets all local by laws.

If the footprint of the building is within 1m of the boundry it is usually accepted on an existing site.

PS that is Scotland of course, but i would think similar rules apply.

Ring your local council regarding the asbestos. I pay stupid amounts to get rid of it from industrial sites, but when I took my shed roof off, I was allowed to dump it in a special skip at the local 'waste transfer station', didn't cost me a penny.

I have no idea how they provide this skip, with all the risk assessments and method statements we have to go through, but they do it in Torfaen !

Lyn.

My local authority have a guidance booklet giving criteria for whether planning and building regulations are required for various constructions including garages.
From memory the area of the building in relation to the garden area is one.
Also if the total height is less than 4m planning permission is not needed.
In my case I needed building regs approval but not planning permission. The building regs requirement depends on whether the nature of the construction is considered as permanent. A brick building would be permanent, but a concrete panel one probably not.

the new building would span yours and your nreighbours boundary so you would need permission as the planners have to get consent from you and the neighbour for the party walls act , my new garage is biult up to the boundary on three sides and thats what i had to do even though it was under the 50% and 4 metre ridge rule. if you can do it yourself budget £175 psqm that includes brickies but doing the groundwork,roof and alll other jobs yourself

Cheers for all the replies chaps, it does cross the boundaries and will be 50/50 on our land and the neighbours so you're probably right Froggy

If anyone else has experience of building one and the associated costs involved then please do post em up

As others have said, you need to go through planning & building regs to be correct. I am in the building trade myself - we built a garage for a customer who's original had broken it's back and he needed permission even though we wer replacing with identical size and construction. I am currently building myself a new garage and didn't need permission (although still applied and was informed it was permissable development) as it was over 5 metres from the house and below the height limit.
As regards costs, min is 7.6m x 8.2m and I am on course to come in at about £7.5k. This is brick built (4" with pillars) with a pitched roof. Costs so far have been

Excavation and removal £1000
Concrete for footings £1075
Bricks £1300
Concrete and reinforcing for floor £880
Hire of screed beam and power float £100
Purchase of mixer and security fencing £115
Structural engineer calculations £120

I had to dig my footing down to 1.8m in places due to proximity of a couple of trees hence the high cost of concrete filling them up. The excavation costs were cheap as I have a mate who is a farmer and also does groundwork so has all the excavators and roll-off skip to get rid of the earth. It is easy to underestimate the cost of disposing of the old garage and the excavated soil. I would have filled approximately 15 12yard skips if I hadn't had my mate and that would have been about £2300.

Additional costs to complete will be around £700 for roof trusses, a similar amount for felt, lats and tiles and around £1100 for an electric roller shutter security grade door.

hi everybody, on the subject, i'm planning on pulling down my prefab concrete single garage at the bottom of the garden and replacing it with a freestanding timber framed double garage, would this need planning permision do you think?
FT