New single garage
Discussion
We have an old detached concrete garage on our property which we'd like to replace with something 'cost effective'.
The old garage has asbestos in the concrete and it's starting failing to keep the weather out at all. It's basically a cheap kit installed on a concrete base, so easy to dismantle and the base is taken care of already.
Ideally I'd like to add electrics as well, just a couple of power points and lighting.
Any pointers to something easy, cheap and weatherproof?
The old garage has asbestos in the concrete and it's starting failing to keep the weather out at all. It's basically a cheap kit installed on a concrete base, so easy to dismantle and the base is taken care of already.
Ideally I'd like to add electrics as well, just a couple of power points and lighting.
Any pointers to something easy, cheap and weatherproof?
www.sussextimberproducts.co.uk
if its aspestos.... it will cost as much to have removed as it will to replace it. very risky business doing it yourself. You HAVE to get licensed professionals in to remove it and they will want mega bucks
if its aspestos.... it will cost as much to have removed as it will to replace it. very risky business doing it yourself. You HAVE to get licensed professionals in to remove it and they will want mega bucks
I made 2 8x6 sheds into a 16 x 12, concrete base so used the floor panels as the extra 2 roof sections, bit of work on the doors to make them double doors big enough for car, and an A frame in the middle...
Cost me £450 at the time for 2 8 x 6 windowless T+G sheds, plus hmmmm, say £100-200 in extra bits of wood and stuff. A 16 x 12 shed of same quality was at least £1200 at the time thats why I went this route, they also had some for about £2700 but wood was a lot thicker/presentable.
Cost me £450 at the time for 2 8 x 6 windowless T+G sheds, plus hmmmm, say £100-200 in extra bits of wood and stuff. A 16 x 12 shed of same quality was at least £1200 at the time thats why I went this route, they also had some for about £2700 but wood was a lot thicker/presentable.
Build your own?
If you already have a base, then half the battle's won
Here's one I did earlier: - http://daveenty.tripod.com/ (Blatant plug)
Sorry about the pop-ups..bloody tripod site.
Came in at £13,800 completed including 8 skips, door and electrics (and a team of *builders*).
King Herald's is larger and better laid out and he did it himself.
Bet it cost a lot less as well, but time is a thing I don't have much of.
If you already have a base, then half the battle's won
Here's one I did earlier: - http://daveenty.tripod.com/ (Blatant plug)
Sorry about the pop-ups..bloody tripod site.
Came in at £13,800 completed including 8 skips, door and electrics (and a team of *builders*).
King Herald's is larger and better laid out and he did it himself.
Bet it cost a lot less as well, but time is a thing I don't have much of.
Puggit said:
Talking of council problems - do we need any type of approval to replace a garage? As I stated earlier, it is fully detached.
Emails from my local council: -My initial enquiry:
Dear Sirs,
I am planning to replace my existing (asbestos) garage with a purpose built one made out of concrete blocks. (Address below)
I have removed the original (at considerable cost due to the material used in construction) and am now left with a rather large gap.
I intend to keep the same dimensions as that way no-one will be affected by it, though I do intend to lower it by about 700mm. The reason for this is that the previous garage was built on a ramp, making reversing into it difficult, if not impossible with a modern low car.
The new garage would be rendered and either painted or pebble dashed, have a pitched roof with tiles, and an insulated roller door to the front.
The building is set at the rear of the property and about 2 M away from it.
Would I need planning permission from yourselves for this, as it's just replacing (and improving on) an existing building?
If so, would it be possible to gain this retrospectively, as I have managed to get a couple of builders to start the job in early December?
Yours faithfully,
Their reply:
Dear Dave,
Thank you for your email. If you are rebuilding a garage then you may well need planning permission. Although a former garage existed, rebuilding it would be classed as a new development and may therefore be subject to planning depending on its size and position. Please find below the main considerations:
For garages and outbuildings more than 5 meters from the house, planning permission will not usually be required if:
the proposals are not adjacent to a road or path;
the height is less than 4m with a pitched roof or 3m with other roofs; and
the total area of the buildings are under 50% of the site (excluding the original house).
Given that the building is 2m from the house it may therefore need planning permission. Please also be aware that any structure with an internal space of 30m2 or more will also be subject to building regulations.
If you could provide information and photos of the site, its surroundings and your intended structure then a planning officer would be able to offer you more concrete advice about what would be acceptable.
Given that you want the builders to come in December, in order to get a quick response it would be advisable to come to our offices with the information and speak to the duty planning officer, they would also be able to provide you with further information about a retrospective application.
I hope this helps. Please feel free to contact us if you require any
further information.
My next letter (including pics of site)
Sirs,
Thanks very much for your quick response on this. I have attached a few pics (sorry about the quality, taken with a phone as my camera seems to have died) Picture 1 shows the view from the front of the house. Picture 2 from the garden (I was facing South from where it was taken) Picture 3 is closer from the front (can't get one from the back due to the undergrowth which is yet to be removed) Picture 4 is again from the front showing the slope I wish to eliminate.
I would also like to extend the width, from where the original finished to the end of the row of flags on the left in Picture 3, which would enable me to actually open a car door once in the garage. I would also like to have the front elevation in line with my neighbours, which would mean moving the lot back about 500mm.
As it is going to be freestanding, it will be based on a reinforced concrete raft.
Any advice on where I now stand would be gratefully received.
Their last reply:
Dear Sir,
Thank you for the information.
As the garage is within 2 meters of the house it will be treated as an extension and reduce your amount of allowable space for any future extensions you may have planned now or in the future.
As such, the limits for any extension without planning permission require that it be no more than 70 cubic meters in volume and no more than 4 meters high. If you stick to these dimensions then you should be able to extend the width of your garage.
It should be fine to eliminate the slope that leads up to the garage.
This is not a planning concern.
I hope this helps. Please contact us again if you need further clarification.
I must stress that councils differ in their attitudes, but this seemed a reasonable approach by mine (Bury MBC)
OK - recently did this with our triple garage. Was asbestos and corrugated crap. As we were going to extend our house anyway we applied for pp as we did not want to b5gger up that on the basis of the garage.
The builders dismantled the place in a day - and disposed of the asbestos. If it is the normal stuff and you don't create dust we have been told by several people including 3 disposal companies that it is safe to handle and the whole rigmarole is bonkers. As you say the council will take a lot - our say just bag it up if it is sheets/tiles.
On the advice of people from PH we used Chart Stables to provide the garage. The builders laid a base and then chart stables came and built the garage in a morning in January. It is good quality and we are really pleased. Adding power soon and we have put in extra insulation.
The builders dismantled the place in a day - and disposed of the asbestos. If it is the normal stuff and you don't create dust we have been told by several people including 3 disposal companies that it is safe to handle and the whole rigmarole is bonkers. As you say the council will take a lot - our say just bag it up if it is sheets/tiles.
On the advice of people from PH we used Chart Stables to provide the garage. The builders laid a base and then chart stables came and built the garage in a morning in January. It is good quality and we are really pleased. Adding power soon and we have put in extra insulation.
Puggit said:
The asbestos is low level safe stuff, easy to dispose of at the tip.
Depending on your Local Authoity, they may even come and collect it FOC - they do 'round our way. Mind you, our council are s
t at just about everything else though!Edited by Ganglandboss on Thursday 25th September 13:12
I've used this firm for a block of eight garages on a housing development;
http://www.sutcliffegarages.co.uk/garages/index.ht...
You'd struggle to put the superstructure up yourself for less. It averaged at about £2K per garage last year.
http://www.sutcliffegarages.co.uk/garages/index.ht...
You'd struggle to put the superstructure up yourself for less. It averaged at about £2K per garage last year.
Coco H said:
OK - recently did this with our triple garage. Was asbestos and corrugated crap. As we were going to extend our house anyway we applied for pp as we did not want to b5gger up that on the basis of the garage.
The builders dismantled the place in a day - and disposed of the asbestos. If it is the normal stuff and you don't create dust we have been told by several people including 3 disposal companies that it is safe to handle and the whole rigmarole is bonkers. As you say the council will take a lot - our say just bag it up if it is sheets/tiles.
On the advice of people from PH we used Chart Stables to provide the garage. The builders laid a base and then chart stables came and built the garage in a morning in January. It is good quality and we are really pleased. Adding power soon and we have put in extra insulation.
Post some pics please Coco if you can - be interested to see ... got one of the old one as well for compairson as to show what can be done?The builders dismantled the place in a day - and disposed of the asbestos. If it is the normal stuff and you don't create dust we have been told by several people including 3 disposal companies that it is safe to handle and the whole rigmarole is bonkers. As you say the council will take a lot - our say just bag it up if it is sheets/tiles.
On the advice of people from PH we used Chart Stables to provide the garage. The builders laid a base and then chart stables came and built the garage in a morning in January. It is good quality and we are really pleased. Adding power soon and we have put in extra insulation.
rsv gone! said:
I've used this firm for a block of eight garages on a housing development;
http://www.sutcliffegarages.co.uk/garages/index.ht...
You'd struggle to put the superstructure up yourself for less. It averaged at about £2K per garage last year.
Bloody hell thats cheap!http://www.sutcliffegarages.co.uk/garages/index.ht...
You'd struggle to put the superstructure up yourself for less. It averaged at about £2K per garage last year.
Wow! both these sites have some uber-kitsch stuff! 
i vote you go with one of them!
'vintage'
http://www.lidget.co.uk
http://www.sutcliffegarages.co.uk/garages/index.ht...
________
depends what you're trying to achieve but check with your insurers as well because some favour particular types of construction i believe.
i vote you go with one of them!'vintage'
http://www.lidget.co.uk
http://www.sutcliffegarages.co.uk/garages/index.ht...
________
depends what you're trying to achieve but check with your insurers as well because some favour particular types of construction i believe.
with regards to the asbestos, i work in construction and my main client take it extremely seriously, i always thought too seriously, until i went on the aspestos awareness courses required for the contract. However small the risk may seem the consequences for not following the correct procedure are huge. One example is of work another firm carried out for our client last year. Very long story cut short they did minor works to the inside of a roof that contained aspestos, didn't carry out the correct procedure, they have been sued for upwards of £125,000. No doubt the people involved will never get an aspestos related illness, but just by being exposed to it they have grounds to sue.
If i get asked to price a job involving any material that could contain aspestos (there are many) i am obligied to arrange a test before any works can commence. Work can and has been lost due to this, but i rather be professional and miss out on some work then risk my (and all our employees) livleyhood
If i get asked to price a job involving any material that could contain aspestos (there are many) i am obligied to arrange a test before any works can commence. Work can and has been lost due to this, but i rather be professional and miss out on some work then risk my (and all our employees) livleyhood
blowy84 said:
i went on the aspestos awareness courses
You'd think the course would teach you how to spell asbestos! 
Seriously, the risk is minimal from the type used in pre-fabricated garages. As long as you mask and paper suit up, damp down the panels, dismantle rather than smash and double bag and label the waste you are OK.
Ganglandboss said:
blowy84 said:
i went on the aspestos awareness courses
You'd think the course would teach you how to spell asbestos! Seriously, the risk is minimal from the type used in pre-fabricated garages. As long as you mask and paper suit up, damp down the panels, dismantle rather than smash and double bag and label the waste you are OK.
MikeyT said:
Coco H said:
OK - recently did this with our triple garage. Was asbestos and corrugated crap. As we were going to extend our house anyway we applied for pp as we did not want to b5gger up that on the basis of the garage.
The builders dismantled the place in a day - and disposed of the asbestos. If it is the normal stuff and you don't create dust we have been told by several people including 3 disposal companies that it is safe to handle and the whole rigmarole is bonkers. As you say the council will take a lot - our say just bag it up if it is sheets/tiles.
On the advice of people from PH we used Chart Stables to provide the garage. The builders laid a base and then chart stables came and built the garage in a morning in January. It is good quality and we are really pleased. Adding power soon and we have put in extra insulation.
Post some pics please Coco if you can - be interested to see ... got one of the old one as well for compairson as to show what can be done?The builders dismantled the place in a day - and disposed of the asbestos. If it is the normal stuff and you don't create dust we have been told by several people including 3 disposal companies that it is safe to handle and the whole rigmarole is bonkers. As you say the council will take a lot - our say just bag it up if it is sheets/tiles.
On the advice of people from PH we used Chart Stables to provide the garage. The builders laid a base and then chart stables came and built the garage in a morning in January. It is good quality and we are really pleased. Adding power soon and we have put in extra insulation.
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