Converting a garage into living accommodation - Advice please

[RedSquirrelsAreAwesome]

Hello,

I am a complete amateur in terms of projects like this but I would really appreciate some advice please.

I’ve attached a Google earth picture of the property we would be looking to convert if possible. It is a single skin garage which would need knocking down and replacing. The solid red line is the actual garage and the cross hatched area is at the back of the garage which we would hope to extend into. The actual property on this site is a bungalow. I’m assuming the neighbours would object that’s why I’m wondering if we would put in plans for a home office but if we intended to use it as living space would this cause a conflict later on?
The space would be limited so I wondered how easy it would be to have a pitched roof to replace the flat roof to enable more space for storage? No windows would be overlooking neighbours. We would be looking to turn it into a bedsit really, a small wet room, kitchenette and then the bedroom and living space all together.
How easy would it be to dig down and make a basement to add more living space? Like I say I’m a novice so I don’t know if this would be pie in the sky!

What are your thoughts?

Sorry I did put paragraphs in but it’s jumbled it all together! 🙈

Can't really see the relative positions of everything from that picture so hard to give much advice. If you want to pull out a bit and post another picture, it might be easier.

Firstly - you are not converting a garage if you want to demolish it a rebuild. Different rules will apply.

The structure may require Planning permission - difficult to say from the details visible in that picture. It will definitely require Building regulation approval.

It looks pretty close to boundaries, so a pitched roof is likely to cause an issue for neighbours, but unless PP is required, they can't actually object.

A basement would cost huge amounts of money.

We were allowed to reposition our garage and raise the roof to incorporate a flat. It overlooks us. Not our neighbours. This is way cheaper then a basement. Basements are hugely expensive due to the nature of the construction holding back the surrounding earth. Drainage is more expensive and so are design and building costs., If your property is seriously valuable then it’s a possibility. If not, discount it.

You really need to see an architect. Local ones often know the local planning policies. I wouldn’t discount going up into another storey and getting all you want. Roof lights don’t overlook if they are high enough. Ground floor windows should overlook your property. We kept our ground floor as garage.

The planning authority may insist you keep it as part of your property and you will agree to not selling it off separately. Lots of people near me have built “stables” and garages and extended upwards. So check this out. It’s much cheaper and you will get more floor space. We have a triple garage with an open plan flat with shower room over. Can be used as an office/gym as well as overnight accommodation.

Thank you both for your replies. I thought basements might be pricey so that’s defintely out!
I’ve attached another picture panning out a bit.

Is the flat roof on the back already an extension? What do you actually want to use this space for and why does the current space not work?
It's going to be big expense to knock down and rebuild. Just wondering why this house and project?
It's surely going to result in an odd shaped room and you'll need to consider how the roof ties into the existing structure.
If you say need utility and office space it might be easier to insulate and convert in rather than starting from scratch

Sorry I missed the last part of your post about an annexe. Be aware of the council tax implications for this too

You need an architect. She will be able to advise on the use of space in your house and see if there is anything else you can do that might be a better option eg loft , use of your existing extension etc.

There are no council tax implications other than increase in value of the property. The garage is not a separate dwelling and taxed separately.

I’m still unclear about what garden you have? Is the rear of the garage against your garden wall/boundary? Could you reposition this new building or even put a further floor on your dwelling? Is it a bungalow? It looks a narrow plot with limitations.

@Calmdown14

Is the flat roof on the back already an extension? What do you actually want to use this space for and why does the current space not work? It's going to be big expense to knock down and rebuild. Just wondering why this house and project? It's surely going to result in an odd shaped room and you'll need to consider how the roof ties into the existing structure. If you say need utility and office space it might be easier to insulate and convert in rather than starting from scratch

Yes the flat roof attached to the actual bungalow on the left is a extension. The bungalow is only 2 bedrooms and the extra space is needed for further living accommodation. Basically 2 family members live in the bungalow and as a temporary measure myself and my DH and baby are thinking of moving into the annexe (garage) if we can get planning. Then it would be used as additional living space for the 2 family members when we move back out. The garage likely has an asbestos roof and is a single skin build so assuming it would be better all around to knock down and start again hopefully extending into the small area behind to add a bit of extra space.

@Double3xposure

You need an architect. She will be able to advise on the use of space in your house and see if there is anything else you can do that might be a better option eg loft , use of your existing extension etc.

We would definitely consult with an architect. I don’t think the loft would be suitable for conversion.

@TizerorFizz

There are no council tax implications other than increase in value of the property. The garage is not a separate dwelling and taxed separately.

I’m still unclear about what garden you have? Is the rear of the garage against your garden wall/boundary? Could you reposition this new building or even put a further floor on your dwelling? Is it a bungalow? It looks a narrow plot with limitations.

The main garden at the back is to the left, a small lawn area. There is a small patio behind the garage which we would hope to extend into, this is the cross hatched part in picture 1. It is a bungalow and the plot is quite narrow and limited.

Thanks again everyone for your replies, it gives a lot of food for thought.

You would have to raise the roof to accommodate another floor on the bungalow. However this gives a much more valuable property.

If it’s asbestos it needs to come down and be replaced. As an annexe you should get pp but it still has a long drive and I would consider going out the side and back. You could spend a lot of money and still end up with a not very attractive property. Why do all these people want to live there? Seems odd to me!

It’s just the garage that would need replacing to be made into an annexe, the drive would be kept as is. ‘All these people’ would only be living there temporarily! The 3 extra’s would only be there for a year and then it would be back to 2 people who will make use of the annexe themselves.
The attractiveness isn’t a concern, it’s a bog standard 2 bed bungalow, we’re not looking to win any awards for design, just to get through planning and increase the living space!

I really doubt its worth doing as it isn't covering is it? It's knocking down and building habitable accommodation. It'll also take a while - with current lead times on materials and builders, getting planning etc. Plus the huge rise in building costs since covid & brevity...
I expect it'd be far better value to have a caravan/mobile home for a year (check your covenants), or to extend the main property to add another bedroom (this would also add value to the property without making your pool of prospective buyers smaller - you'll likely have more people interested in a 3 bed than a 2 bed + annexe).

On such small plots, so close to the neighbour and extending the full length of the boundary, I doubt that you would get PP to increase the height of the roof over the garage. It would have a major impact on the amenities of next door.

I would look into a loft conversion of the actual bungalow.

It would be a lot cheaper to rent accommodation!

If it's a separate annexe then there are council tax implications www.dover.gov.uk/CouncilTax/Discounts-and-exemptions/Annexes-and-Council-Tax.aspx

Depends if it can be let out or not. If it’s family and the accommodation is not a separate dwelling then it won’t be taxed separately. Ours isn’t. Our band didn’t go up either. Depends how the pp is worded.

I reckon it would take you a year which isn't worth it to live in it for a year. And it is such a cramped plot. It sounds bonkers, which means I guess you have a really compelling reason for doing it

@whyohwhyohwhyohwhywhy

I reckon it would take you a year which isn't worth it to live in it for a year. And it is such a cramped plot. It sounds bonkers, which means I guess you have a really compelling reason for doing it

This ^

There is a compelling reason!
Thanks all for your thoughts.

Agree it sounds like a bonkers plan, with the amount of work needed (not a simple garage conversion, you're essentially building a little house from scratch), the council tax (usually extra with its own kitchen), the impact on the property (aside from it not looking great, the garden is already small so this makes it smaller while making the household bigger), and all for the result that it's still far from ideal family accommodation. Surely there must be a better way to put a roof over your heads with the money it would cost to do this. The idea about a basement shows how far from reality it is - digging out new basements is a huge undertaking and not something you'd do beneath a bungalow's garage.

You will definitely need planning permission if it’s sleeping accommodation