When Do I Need Planning Permission for a Garage?

Understanding Planning Permission for Garages

The good news is that in many cases, you may not need planning permission for a garage. Many garage constructions fall under Permitted Development (PD) rights, which means you can build without needing to apply for planning permission. But there are specific criteria you need to meet to qualify. Here’s a breakdown to help you decide if your project is covered by PD rights or if you need to submit an application.

General Rules for Permitted Development

If your garage meets all the following criteria, it will generally be classed as Permitted Development, meaning no formal planning permission is required:

1. Location:

   • The garage must be built within the boundaries of your property (your ‘curtilage’).
   • It must not be forward of the principal elevation of your house. In other words, you cannot build it in front of the main part of your house that faces the road.

2. Height:

   • If the garage has a pitched roof, it must not exceed 4 metres in height.
   • If the roof is flat, the garage cannot exceed 3 metres in height.
   • If it’s built within 2 metres of the boundary, it must be no taller than 2.5 metres.

3. Footprint:

   • The floor area of the garage and all other extensions and outbuildings must not exceed 50% of the total land around your original house. This rule ensures that your garden area remains largely untouched.

4. Use:

   • The garage must be used for domestic purposes only—either as a space for a vehicle or for personal storage. If you plan to use it for a business or as a living space, this will likely need planning permission.

Situations Requiring Planning Permission for a Garage

While many garages fall under Permitted Development, there are certain situations when you will definitely need to apply for planning permission:

1. Listed Buildings:

   • If your home is a listed building, you will always need planning permission for a garage, even if it meets all the other criteria.

2. Conservation Areas:

   • If you live in a conservation area, additional restrictions may apply. In these areas, even small changes to properties can require planning permission to maintain the historical or architectural character of the area. You may need to get approval for the design, size, and location of the garage.

3. Restrictive Covenants:

   • Your property deeds might include restrictive covenants that limit what can be built on the land. You should check your property’s legal documents or speak with your solicitor to clarify these restrictions.

4. Forward of the Principal Elevation:

   • If you want to build a garage in front of the main face of your house (the side that faces the road), planning permission will likely be required, as this is not typically allowed under Permitted Development.

5. Shared Driveways:

   • If your property has a shared driveway, it is best to consult with neighbours and your Local Planning Authority (LPA) to see if special permissions are required.

Building Regulations for Garages

Even if planning permission is not required, you might still need to comply with building regulations. These regulations are different from planning permission and cover the safety and structural integrity of the building. You will need to ensure that:

• The garage is structurally sound.
• Any electrical work is compliant with current standards.
• Drainage and water runoff are handled properly, particularly if the garage has a concrete floor or involves paving.

It’s always a good idea to speak to a building control officer before you begin construction to make sure you’re following the correct procedures.

Planning Permission for a Detached Garage vs Attached Garage

• Detached Garage: If the garage is separate from the main house, it has a higher chance of falling under Permitted Development. However, you must still comply with height and location restrictions.
• Attached Garage: If you’re planning to attach the garage to your existing home, it might be classified as an extension. This means you may need planning permission, especially if the garage adds significantly to the footprint of the house or affects the exterior appearance.

Special Considerations for Conservation Areas and Listed Properties

If your home is in a conservation area or is a listed building, planning permission rules become more stringent. You’ll likely need to provide detailed designs and have them approved by the local council before any construction can begin. The council’s aim is to ensure that any new structure—like a garage—does not detract from the area’s heritage or architectural value.

How to Apply for Planning Permission for a Garage

If you’ve determined that planning permission is necessary, here’s what you need to do:

1. Consult with Your Local Planning Authority (LPA):

   • Contact your LPA to discuss your garage plans and make sure they are compliant with local regulations. It’s also an opportunity to gather information on what will be required for the application.

2. Submit an Application:

   • You can apply online through the Planning Portal. You will need to provide information about your proposal, including detailed drawings, measurements, and the proposed location of the garage.

3. Await a Decision:

   • The LPA will assess factors such as the garage’s impact on neighbours, visual appearance, and effect on traffic or safety. It usually takes around 8 weeks for a decision to be made.

Tips to Make the Process Easier

• Hire a Professional:

  • Consider hiring an architect or planning consultant to assist with designing your garage and managing the planning application. At Surv Essex, we help our clients by handling the paperwork and liaising directly with the council to streamline the process and avoid common pitfalls.

• Communicate with Neighbours:

  • A new garage, especially if close to a boundary, could have an impact on neighbours. It’s always best to discuss your plans with them early on to prevent disputes or objections.

FAQs About Planning Permission for Garages

1. Do I need planning permission for a prefabricated garage?
   Not necessarily. Prefabricated garages often fall under Permitted Development, provided they meet the criteria regarding height, footprint, and location.

2. Can I convert my garage into a living space without planning permission?
   You will generally need to apply for planning permission to convert a garage into a living area, as this changes the use class of the building.

3. Does a garage need to meet building regulations?
   Yes, particularly if it’s attached to the house or includes electrical installations. You should always check with building control to make sure your garage is up to code.

4. How close can I build my garage to my neighbour’s property?
   If you’re building within 2 metres of your property boundary, the height cannot exceed 2.5 metres. You should also make sure you respect any party wall agreements if relevant.

When Do I Need Planning Permission For a Garage?

So, when do you need planning permission for a garage? The answer largely depends on the location, height, and intended use of your garage, as well as whether your home is in a conservation area or is a listed building. By following the guidelines outlined above, you can determine whether your project falls under Permitted Development or if you need to go through the planning permission application process.

Building a garage can add significant value to your property, as well as improve security and storage options. Whether you’re planning a new build or a garage conversion, understanding the rules for planning permission is the key to a smooth and successful project.

If you’re in Essex or the surrounding areas and need professional help with your garage plans, get in touch with Surv Essex. Our experts are here to help you navigate the planning process from start to finish.