Potential Constraints

With any development including garage conversions there are always potential planning constraints which are often hidden and can make even the simplest of projects very complex or even impossible.

When building a garage conversion, first of all you must meet the necessary design criteria, whether that is permitted development or the relevant planning policies. If your objective is aiming to be permitted development and you miss even one of the criteria no matter how small the margin then planning permission will be required. Equally if planning permission is required and your project does not meet the necessary planning policies such as size, design, right to light and many other criteria then it would be rejected.

It is important to note that permitted development allowances for converting garages applies to houses so all flats and maisonettes will require full planning permission. For converted houses or houses created through the permitted development rights a change use may be required for a garage conversion. If your intention is to convert a garage into a separate house (regardless of who will occupy it), then planning permission may be required no matter what work is involved.

Some garage conversions also require prior approval even though they are considered permitted development. In these cases, work must not start until the local planning authority approves the application for prior approval.

In addition to this, there are many hidden constraints such as article 4 direction, section 106, conservation areas and even just living under a flight path can remove your permitted development rights, meaning everything needs full planning approval. This can literally mean there could be two houses in the same town doing the exact same garage conversion and one could be done under permitted development while the other needs full planning permission.

In addition, specialist reports may also need to be submitted with all the usual supporting evidence and drawings. Examples of these include heritage statements, flood risk assessments, transport surveys, wildlife reports and many others.

For example, if the property is located in a flood risk zone, then it is likely that a flood risk assessment report will be required. If the development has the potential to disrupt wildlife such as birds or bats, then a wildlife survey and report will be required. If you live in a conservation area planning is usually strictly controlled and therefore a heritage statement will likely be necessary.

If the building is listed in addition to securing planning approval you will also require listed building consent and building regulations approval before work can commence. Carrying out any works on a listed building without the necessary approvals is a criminal offence.

If there are any constraints that limit or remove permitted development rights or even one of these criteria is not met, then you are required to submit an application for planning permission.

If you would like to find out what is required for your garage conversion, the likelihood of success or the costs associated with applying for planning permission please contact us to speak with one of our expert planning consultants today.

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