Garage conversion and parking provision

[FollowingAmirage]

Sorry if this has been asked before, but just need advice regarding garage conversion. We have a 4-bed detached with a tandem double garage that we want to convert into living space. The garage is only 2.5 m wide, so as you can image if you park a regular car in there you won't be able to get out (unless you perform some aerobatics and go out through the boot!). Someone mentioned to me that because of the size of our property if we convert the garage we still need to maintain space for 3 cars. But surely, there must be exceptions if the garage is not big enough for parking to start with and loosing the space won't impact street parking/neighbours?

Theoretically, we could squeeze in 3 cars if we widen the drive at the front, but that means loosing most of the front garden (which is not ideal!).

Any one went through a similar process? where you able to argue your case? or did you need planning permission to convert and show where the extra parking spaces will go?

We are in Kent by the way. Any thoughts or advise will be greatly appreciated :)

It really depends on whether you need planning permission to convert the garage.

PP will be required if there is a condition on the original planning permission for the garage stating it has to be used as a garage and for no other purpose (or a condition on the original house permission if they were built at the same time). You will need to check the permissions. It depends when your house/garage was built - the documents may be on line if newish.

PP may be required if you are extending the garage as part of the conversion - this could include things like putting a bay window in place of the garage door etc.

If PP is required, the council could require that you show that you have adequate alternative off street parking facilities. In reality, as long as you have at least one parking space you should be OK unless you are in an area which really has parking issues.

If you don't need PP, then there is nothing the Council can do about alternative parking provision.

Don't forget you will need Building Regulation approval.

Thanks Seeline for the reply. I think there is a condition with regards to parking provision attached to our property. I have seen that our neighbours have done something very similar to what we have in mind. They applied for retrospective planning permission which was granted, so I am assuming the risks are low if a precedent has been set and we do something similar.
Neighbours put forward the same argument re the width of the garage.

If the council are really sticking to this provision you could if you have the space. Dig up your front garden and install the honeycomb grass grids for additional parking after a summer season it will look a bit off, like a grass version of blockbusters. But after 2 years the grass and soil will make it invisible as long as you don’t park on it.

I wouldn’t suggest it unless you fail on planning... but as there is a recent precedent I think you’ll be ok for your conversion.

In my area you have to have 3 spaces for a 4 bed house to get PP for anything and yes they are very strict on it, but you really need to talk to your local planning authority to find out what their policy is.

We will be applying for PP but I am just curious whether the width of the existing garage is taken into consideration. Also interesting how different local authorities have different rules. The below is guidance from this doc: www.hertsmere.gov.uk/Documents/09-Planning--Building-Control/Planning-Policy/Planning-Publications/Part-E-Appendix-A-Adopted-28-Jan-2015.pdf

"Where garages have an internal width less than that suitable for parking a car, there is a general presumption in favour of allowing their conversion into habitable rooms.This is because the loss of the garage should not add any pressure to parking in the area."

A few years ago we converted our tandem garage into a study and utility to the back.

We have four bedroom house on a normal road, it gets a bit crowded when everyone parks on the road.

The issue of parking didn't arise as we were within permitted development and only needed building regulations.

We met with our local planning team at a drop in session to double check.

We were advised to get a certificate of lawful development from the planning department confirming we abided by their guidelines.

We put in an application for this and it was granted. This is not planning consent, this wasn't required.

So no, I don't think you have to worry, but do ensure you apply for the lawful development certificate.

How old is your house? Mine was built in 1999 and we don't have permitted development rights as they were removed for the whole estate. We have to apply for planning and anything that would usuall fall under permitted development is free of charge.

We did convert a double garage but our drive can fit 3-4 cars on it. We are in a 4 bed house. And like you we could not have fit our cars into the garage and still got out of the car door.

We did retain a storage area across the entire back of both garages which building regs were impressed by as he said hardly anyone parks their car in a garage these days, it is just a storage space for everything else.

I think it had to go through a change of use thing too. Lots of people on our estate have converted their garages to either a study or most of them are playrooms.

I believe ours was built in the 1990s too. It might be worth I guess paying the fee to the LA for advise? so we know the best way forward. The thing is, I was looking at past planning permissions/approvals and it seems that most approvals for garage conversions in our road were with the condition that the parking is made ready before the work can start internally. A bit of an over kill really when at the moment we only have 1 usable parking space any way. Oh well, I shall inquire before moving forward with the building work...

Slightly unrelated to the topic above, but do you ladies have any thoughts on the layout please. Basically if we convert the rear of the garage, we will need a door opening from the second reception (dinning room). Unfortunately, we can't have a door from the hallway. But, we are also thinking of knocking the wall between kitchen/second reception to make for a bigger kitchen/dinner and then have the converted garage off this space as a playroom/office.

Now my question is: do you think we should also block one of the doors leading to the kitchen/dinner once merged (as it otherwise would make sense to have to doors leading to the same room). Any thoughts/ideas will be much appreciated :) The picture represents the current layout...