Garage conversion planning consultation advised no – help?
Discussion
Hi everyone,
A few years back, I purchased a 3-bedroom home on a private road with plans to convert the garage into an open-plan kitchen area. Unfortunately, we've discovered that our planning permission stipulates that we must have two designated parking spots: our driveway and garage.
The council indicated that converting the garage would likely be rejected due to this rule, which is disappointing since the garage space feels completely underused. We had naively not anticipated this being an issue when we bought the property.
Some context:
- We’re located about a minute from a frequent bus stop and a 15-minute walk from a busy train station. From what I’ve seen, good access to public transport can sometimes justify reducing the parking requirement to one spot. But I’m unsure how open councils generally are to this argument.
- There are around 12 visitor parking spaces on our private road, located within 20 meters of our house – I'm wondering if there's a way to use this to highlight that we have extra parking if needed.
- We might be able to extend our driveway into the front garden area, though it would only qualify as a “compact” spot (2.1x4 meters) for a small car and from what I can see our council doesn't mention a "compact spot" being a recognised option in their parking spot documentation.
- Finally, we have one car, and this actually aligns with the councils goals of reducing the high rate o multi-car households in our area to reduce road congestion, so it feels like our decision to use public transport where needed actually aligns with what they're trying to achieve.
Does anyone have suggestions or strategies for navigating this? What’s the most effective way to approach it?
A few years back, I purchased a 3-bedroom home on a private road with plans to convert the garage into an open-plan kitchen area. Unfortunately, we've discovered that our planning permission stipulates that we must have two designated parking spots: our driveway and garage.
The council indicated that converting the garage would likely be rejected due to this rule, which is disappointing since the garage space feels completely underused. We had naively not anticipated this being an issue when we bought the property.
Some context:
- We’re located about a minute from a frequent bus stop and a 15-minute walk from a busy train station. From what I’ve seen, good access to public transport can sometimes justify reducing the parking requirement to one spot. But I’m unsure how open councils generally are to this argument.
- There are around 12 visitor parking spaces on our private road, located within 20 meters of our house – I'm wondering if there's a way to use this to highlight that we have extra parking if needed.
- We might be able to extend our driveway into the front garden area, though it would only qualify as a “compact” spot (2.1x4 meters) for a small car and from what I can see our council doesn't mention a "compact spot" being a recognised option in their parking spot documentation.
- Finally, we have one car, and this actually aligns with the councils goals of reducing the high rate o multi-car households in our area to reduce road congestion, so it feels like our decision to use public transport where needed actually aligns with what they're trying to achieve.
Does anyone have suggestions or strategies for navigating this? What’s the most effective way to approach it?
Good point, I've just checked again and unfortunately the planning doc says: "the garage shall be retained and kept available for car parking."
So perhaps my idea of extending the driveway with a compact spot isn't an option?
Unfortunately there is no space to put up a garage under permitted development.
So perhaps my idea of extending the driveway with a compact spot isn't an option?
Unfortunately there is no space to put up a garage under permitted development.
It's not always the best idea anyway.
A hosue with no garage will be offputting to many people.
A garage conversion often looks exactly like a converted garage.
Maybe you can get the space you want from an extension or conservatory?
Should your conveyancing monkey have made you aware of the restriction before you bought?
Should you have checked the PP?
A hosue with no garage will be offputting to many people.
A garage conversion often looks exactly like a converted garage.
Maybe you can get the space you want from an extension or conservatory?
Should your conveyancing monkey have made you aware of the restriction before you bought?
Should you have checked the PP?
andurga said:
- We’re located about a minute from a frequent bus stop and a 15-minute walk from a busy train station. From what I’ve seen, good access to public transport can sometimes justify reducing the parking requirement to one spot. But I’m unsure how open councils generally are to this argument.
It’s not just about how you use the property but how others will in the future. Most families have 2 cars, many more than this when their children learn to drive hence why policies require at least 2-spaces.andurga said:
- There are around 12 visitor parking spaces on our private road, located within 20 meters of our house – I'm wondering if there's a way to use this to highlight that we have extra parking if needed.
No, the parking would need to be on your land. Visitor spaces are intended for visitors and are not an extension of your small driveway.andurga said:
- We might be able to extend our driveway into the front garden area, though it would only qualify as a “compact” spot (2.1x4 meters) for a small car and from what I can see our council doesn't mention a "compact spot" being a recognised option in their parking spot documentation.
Unlikely. As is frequently pointed out on Pistonheads, cars are getting larger, so the chances of a council accepting a smaller space are slim.andurga said:
- Finally, we have one car, and this actually aligns with the councils goals of reducing the high rate o multi-car households in our area to reduce road congestion, so it feels like our decision to use public transport where needed actually aligns with what they're trying to achieve.
Maybe so, but you would need to compelling argument to get them to relax the planning condition and whatever they do for you would also then apply to everyone else on your development too.andurga said:
Does anyone have suggestions or strategies for navigating this? What’s the most effective way to approach it?
Find a way to fit two parking spaces on your drive or build a rear extension for the kitchen rather than converting the garage.This being PH you should be banned forever if you convert a garage into what is generally badly insulated accommodation. Not only does it generally look rubbish- like a converted garage, they're not usually done very well as the original structure was never designed to be insulated, and is not double skinned.
OutInTheShed said:
It's not always the best idea anyway.
A hosue with no garage will be offputting to many people.
A garage conversion often looks exactly like a converted garage.
Maybe you can get the space you want from an extension or conservatory?
Should your conveyancing monkey have made you aware of the restriction before you bought?
Should you have checked the PP?
Most people want living space and aren't that bothered about a garage. A hosue with no garage will be offputting to many people.
A garage conversion often looks exactly like a converted garage.
Maybe you can get the space you want from an extension or conservatory?
Should your conveyancing monkey have made you aware of the restriction before you bought?
Should you have checked the PP?
When was it built ?
If it were me I would be looking at other local planning applications for a similar build after yours and see how consistently this rule is applied.
If not then I would involve a planning consultant to put in an application.
How long have you owned it ? Do you have any proof that you have not used if for car parking over the years ( photos of it full of junk ).
For driveways ( which then remove a parking space ) councils do a parking survey to show if the application will put stress on parking or not. Has one been done ?
If it were me I would be looking at other local planning applications for a similar build after yours and see how consistently this rule is applied.
If not then I would involve a planning consultant to put in an application.
How long have you owned it ? Do you have any proof that you have not used if for car parking over the years ( photos of it full of junk ).
For driveways ( which then remove a parking space ) councils do a parking survey to show if the application will put stress on parking or not. Has one been done ?
Jimjimhim said:
Most people want living space and aren't that bothered about a garage.
This is PH, we all need a garage to fill with tools/motorbikes/cars. (Delete as appropriate). Anyone suggesting converting a very useful man space into part of the house should hand in his PH card on the way out.
Condi said:
Jimjimhim said:
Most people want living space and aren't that bothered about a garage.
This is PH, we all need a garage to fill with tools/motorbikes/cars. (Delete as appropriate). Anyone suggesting converting a very useful man space into part of the house should hand in his PH card on the way out.
Well you definitely need permission, but nothing stopping you submitting an application.
Those arguments you gave are all relevant to include. Although I'd not include the compact space one.
The other thing is that each council usually has parking standards. Often in the back of a local plan or is separate supplementary guidance. See what it says. They are either expressed as minimum or maximum standards.
Those arguments you gave are all relevant to include. Although I'd not include the compact space one.
The other thing is that each council usually has parking standards. Often in the back of a local plan or is separate supplementary guidance. See what it says. They are either expressed as minimum or maximum standards.
Using the garage as one of the parking spaces was common for homes built 200-2015 or so that were consented under PPG3 rules. The usually have PD rights removed too. The S106 and planning consent will likely require 2 spaces for the property, visitors spaces don't count.
I drive past a house every day on my drive to work, where they have clearly converted the garage, but left he garage doo do it looks like a garage. The give away is that the surfaced driveway no longer goes to the garage door.
I drive past a house every day on my drive to work, where they have clearly converted the garage, but left he garage doo do it looks like a garage. The give away is that the surfaced driveway no longer goes to the garage door.
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