Partial garage "conversion"

[burg]

I'm just looking for some advice before I go out and find a builder for this so I know what to look out for...

We have a townhouse with an integrated garage which forms part of the ground floor, the floorplan attached but is missing an internal door we had fitted a couple years back from the hallway. We're now looking to semi convert the garage by replacing the garage door with brick/render and a large window. If my understanding is correct we don't need planning permission as we're not changing the overall floorspace of the building, not in conservation area etc but will possibly need building regs (which we also obtained when the internal door was fitted). We're on a managed estate where plenty of other houses have converted theirs - from what I can tell into fully habitable rooms.

The problem is we don't plan on converting the garage into a "habitable room", at least not initially as we currently use it as a home gym and don't really want the walls boarded, radiators fitted, floor raised etc. I'm sure we will down the line, at the very least before we sell it so we can list as a 4 bed but for now we just want the window for a bit of natural light and ventilation.

I'm not sure where that leaves us in terms of building regs both now and in the future... do we still need it now if we're not converting it into a "habitable" room as we're technically changing it from a garage when the door is removed? Or would we just submit a new application in the future when we look to convert it fully? Would that be a new application and not a retrospective one? It's not so much about the cost of obtaining it (£311) but we just don't want all of the pre-req works done in order to obtain it for the time being!

As far as the work needed it should hopefully be significantly cheaper than a full conversion too! Sadly my local planning office aren't approachable for advice and make it very difficult to get a simple question across before submitting an application.

 

[noseall]

the floorplan attached but is missing an internal door we had fitted a couple years back from the hallway.

So the 'habitable room' worm-can is already partially open.

 

[Murdochcat]

Do it once, do it properly and thoroughly?

 

[burg]

Do it once, do it properly and thoroughly?

It's not so much about that as I still intend to get the door change done "properly", it's the fact we actively don't want it converted at this time (if that's possible). It's used almost daily by both of us as a gym, we don't want boarded walls up right now and I suspect that's one of the pre-reqs to getting full sign off as a "habitable" room? They get knocked enough by all the gym equipment as-is but at least don't make a dent with blockwork!

 

[^woody^]

You are converting it from a garage. That's where regulations apply.

Also, the individual work you propose will be subject to building regulations.

And how will the individual work impact other controlled work such as fire safely, means of escape, damp and mould control?

Does the property have PD rights?

 

[burg]

You are converting it from a garage. That's where regulations apply.

Also, the individual work you propose will be subject to building regulations.

And how will the individual work impact other controlled work such as fire safely, means of escape, damp and mould control?

Does the property have PD rights?

So are you saying I can't brick it up without also converting it into a "habitable room" along with the revelant works and building regs that come with that? There's no possible outcome that just means there's now a window instead of a garage door but no further changes? The difference in work is thousands of pounds that we just don't want or need currently.

I understand building control might not agree with this line but to answer your questions directly there is "no difference" as it's not being used as a habitable room, to us the room usage isn't actually changing. No difference in fire safety to the house and same levels of fire escape with two large windows. I appreciate that's not good enough for BC though!

No PD rights and plenty of houses on the estate have undergone the works over the past 10+ years.

 

[^woody^]

No PD rights

Then you will need planning permission.

Bricking up the opening is controlled work requiring building regulation approval, irrespective of what you say you are doing with the room. And contrary to common belief, inspectors aren't stupid, so will wonder what is going to be done with a garage that you can no longer park the car in.

There is a change to fire safety as you are no longer using it as a garage.

 

[burg]

Then you will need planning permission.

Bricking up the opening is controlled work requiring building regulation approval, irrespective of what you say you are doing with the room. And contrary to common belief, inspectors aren't stupid, so will wonder what is going to be done with a garage that you can no longer park the car in.

There is a change to fire safety as you are no longer using it as a garage.

Sorry I came on here to reword my last post but you'd already replied! I meant to say no PD limitations, I don't expect any planning permission issues.

In that case is there an outcome where I can get building control approval for the change WITHOUT it becoming a fully fledged room? Or is my ONLY choice to go ahead and do the whole conversation? Is there really no legally correct way to just have window put in without a full conversion?

 

[^woody^]

Bricking up the door will require approval. As part of that approval process, you will need the resulting room, and any other associated works to comply with any applicable regulations.

So, effectively you are applying to convert the garage ... convert it from a garage.

Whether the council agree with what you are converting it to, will depend on the situation. So unless you can tell them (and they agree) what the resultant work is required for the use you propose, then they will dictate what they require.

I can't see it becoming anything other than a "room", once the garage door is replaced for a window.

 

[big-all]

you may also have problems iff you are reducing available parking spaces below the number you require

 

[mrrusty]

If you do just want an unheated, uninsulated garage but just need more light, I would change the garage door for one with windows in it e.g. https://midlothiangaragedoors.com/pros-and-cons-of-windows-in-garage-doors/

Otherwise I agree with above - you can't brick it up and create a room without involving building control.

 

[burg]

Okay thanks all, not the news I was hoping for but it's good to know. I'll have to look into what the bare minimum is needed for sign off and see where that leaves us in terms of overall cost. I'm not expecting anyone to suggest this but I'm sure many people do go this route..... what if I just went ahead with my original plan and didn't bother notifying building control? Just paying the £100 extra for retrospective approval years later when we want to do the full conversion/sell.

you may also have problems iff you are reducing available parking spaces below the number you require

Not a problem, we extended our driveway from a single to a double a couple of years ago. So we're actually up on parking from the original house build.

 

[^woody^]

what if I just went ahead with my original plan and didn't bother notifying building control

You would void, or significantly reduce your home insurance cover for having unauthorised building works.

 

[mrrusty]

You would void, or significantly reduce your home insurance cover for having unauthorised building works.

Unlikely - or not according to any insurance policy I have ever held. My current NFU buildings insurance has nothing more than a statement saying
damage directly caused by faulty design, materials or workmanship is not covered, an obligation to keep the house well maintained, and an obligation to inform of works over £100K

I have never seen a condition that voids or reduces cover for having "unauthorised" works. I will hold my hand up if anybody can quote a policy condition that actually says this, but I've never seen one.

 

[burg]

Okay, sounds like some conflicting information but obviously I wouldn't want to void my insurance. It makes you think how many do if that's the case though! When we had building control out to sign off the new internal door I think even he was shocked that we bothered! I remember thinking "what a waste" during his brief 2 minute visit, the builder was also surprised I bothered.

I'll have to get some quotes from a few local companies for the whole lot and see what it's looking like then. Perhaps there's less to "converting the whole room" than I'm expecting and it might not be too bad to just do the whole thing to get the full sign off, can immediately call it a 4 bed at least then. If it's likely to be thousands more we might have to reassess though, hopefully the additional parts are just raising the floor and boarding the walls as we already have lighting and electric throughout.

If we do go all in then hopefully we can dot and dab some thermal boards up rather than battens and insulation, I've already had to sacrifice the 7ft barbell for a 6ft one, I can't lose any more garage width than absolutely necessary!