Please help me understand if planning permission is needed

[BigRenoLittleBudget]

I have tried reading through all the guidance on permitted development but it’s fairly impenetrable and I’m sure some people on here know the rules like the back of their hand so I thought I’d try asking!

I’m currently considering three different options to the attached floorplan:

1. a garage conversion. Currently a double garage with a double door plus a random normal door (?) at the front. Would want to convert this to a single garage door behind which we would have a 1/2 size garage for storage and the rest of the original double garage space converted to living space. We would brick up the other half of the original double garage door and insert a window.
2. knock down the current outdoor storage area next to the kitchen and extend down all the way down the side of the kitchen approximately in line with the current storage building. The extension would be just over two metres away from the boundary on the left and it would not extend beyond the back of the current house ie it would only be a side extension not a rear extension. It would be approximately 3m wide and 5m long. The house has never previously been extended. we would have a pitched roof with two or three velux windows as well as a window out of the new side wall (or could have one at the back wall but this is where the boiler currently is so trying to avoid moving it)
3. Not do the extension above and just convert the outdoor storage building to a utility room and knock through to kitchen.

Thank you oh wise ones! Edited for typos, and image is apparently under review 🙄

Oh also there are some drains just outside next to the downstairs toilet right where we want to extend 😐 not sure if that changes anything. We think it’s the drain that runs along the back of all the houses so unlikely to be able to move it. Sounds like an expensive extension doesn’t it 😬

I know very little about this, but I think converting part of the garage into living space might cause issues due to the legislation surrounding potential fire risk.

Honestly, I'd try and speak to someone who knows what they are talking about, like a surveyor or someone in planning at the local council.

The drains are a problem. Not necessarily insurmountable but you’d need a ‘build over agreement’ from the water company and they’re not obliged to agree to one. If they do, they can attach conditions to it that will make the extension more expensive. That said, my last experience with this was 18 years ago, so things may have changed, but I doubt there’s been too much change given the importance of mains drains.
Permitted development rights small extensions and garage conversions do usually fall under permitted development but you’d still need building regs for either project.

Thanks, we will speak to various people but just trying to get an initial idea of timescales and potential barriers first.

Builder did mention about floor of garage needing to be lower than living space due to potential chemical spills but this apparently comes under building control not planning.

https://www.gov.uk/government/publications/permitted-development-rights-for-householders-technical-guidance

I don't know if you've looked at this document - it sets things out pretty clearly. I assume you live in England - the rules are different elsewhere.

Unfortunately permitted development is quite complicated - itt isn't the same for everyone.
Do you live in a special area - Conservation Area, Area of Outstanding Natural Beauty or National Park? That will have an impact on what you can do.

You say the property hasn't been previously extended - so the garage is original?

The garage conversion may need PP if the original planning permission for the house and/or garage had a condition on it restricting its use to garage only. This is quite common, so something you would need to check.

The extension would probably be pd, but without knowing the exact location and history of the property it is hard to say for definite.

All the work would need separate approval under the Building Regulations.

Thank you, yes the garage is original as well as the family room at the front although I can see why it appears otherwise from the floor plan (and when you look at the house it is a bit of an odd shape, as it comes so far out the front, but we have seen the deeds and did the searches etc and are certain that there has never been an extension)

And forgot to add that we don't live in a conservation area, AONB or anything like that. Very standard suburban road!

We also live on a very standard suburban road but most of the houses on our road don't have ground floor permitted development rights. When we applied for planning permission for a back of the house extension and loft conversion, we were granted PP for the downstairs and the loft conversion wasn't looked at as it falls under permitted development so we applied for a certificate of lawfulness for the loft work.

However, whatever you do, you will need building regulations.

It's so confusing isn't it? We had to submit a householder application for our extension and lawful development for our loft and I was honestly so lost... and that was before budling control! Fortunately our designers took care of it all for us, we used Home Tales if you're looking for professional advice.