Garage Convertion Query in new estate

sturgo

Hi,

I purchased my house earlier this year and I'm interested in converting my car port / garage into a 4th bedroom.
Basically what I want to do is add a bay window where the garage enterance is and extend a couple of metres out the back. The estate is about a year old and certain houses already have the design I'm looking for, but were done by the builders as part of the original plan. So the design I'm looing for isn't anything new.
I'm pretty sure i'll be the first house in the estate to do convertion and am wondering do I need to:

A. Notify the developers.
B. Notify my neighbour. (i'm the last row in a terrace)
C. Apply for planing permission.
D. Do none of the above & get the builders in.

Thanks.

S

muffler

A. Dont see why the developers would need to be notified.

B. Yes - do tell the neighbour regardless of whether you need PP or not. You are not legally obliged to do this but it is reccommended.

C. This is a grey area in relation to the new window. You can convert your garage providing its floor area combined with the floor area of whatever size you are going to extend to the rear is no more than 40 m2. You are allowed to replace the garage door with a window but by putting a bay window in you are extending forward of the building line or at least forward of the garage building line. Technically you will need permission for this but if other houses were finished with this layout then you could claim standardisation and harmonising of your conversion.

Advice on this point would be to talk to the local planner about it. Make sure it is a planner and not one of the admin staff. You can then either apply for a certificate of exemption from the planning authority or planning permission if it is required. The other thing is that you would be well advised to have an architect/engineer/technician retained to inspect the works and issue you with a cert upon completion. They may well deem the development to be exempt so their cert will keep you right should you ever sell or remortgage at a later date.

D. Not recommended.

sturgo

muffler wrote:

A. Dont see why the developers would need to be notified.

B. Yes - do tell the neighbour regardless of whether you need PP or not. You are not legally obliged to do this but it is reccommended.

C. This is a grey area in relation to the new window. You can convert your garage providing its floor area combined with the floor area of whatever size you are going to extend to the rear is no more than 40 m2. You are allowed to replace the garage door with a window but by putting a bay window in you are extending forward of the building line or at least forward of the garage building line. Technically you will need permission for this but if other houses were finished with this layout then you could claim standardisation and harmonising of your conversion.

Advice on this point would be to talk to the local planner about it. Make sure it is a planner and not one of the admin staff. You can then either apply for a certificate of exemption from the planning authority or planning permission if it is required. The other thing is that you would be well advised to have an architect/engineer/technician retained to inspect the works and issue you with a cert upon completion. They may well deem the development to be exempt so their cert will keep you right should you ever sell or remortgage at a later date.

D. Not recommended.

That's great. Thanks for taking the time Muffler.

ircoha

muffler wrote:

A. Dont see why the developers would need to be notified.

B. Yes - do tell the neighbour regardless of whether you need PP or not. You are not legally obliged to do this but it is reccommended.

C. This is a grey area in relation to the new window. You can convert your garage providing its floor area combined with the floor area of whatever size you are going to extend to the rear is no more than 40 m2. You are allowed to replace the garage door with a window but by putting a bay window in you are extending forward of the building line or at least forward of the garage building line. Technically you will need permission for this but if other houses were finished with this layout then you could claim standardisation and harmonising of your conversion.

Advice on this point would be to talk to the local planner about it. Make sure it is a planner and not one of the admin staff. You can then either apply for a certificate of exemption from the planning authority or planning permission if it is required. The other thing is that you would be well advised to have an architect/engineer/technician retained to inspect the works and issue you with a cert upon completion. They may well deem the development to be exempt so their cert will keep you right should you ever sell or remortgage at a later date.

D. Not recommended.

From Fingal CC
How Do I Apply for a Declaration of Exemption?


The procedure is as follows:-

Request must be made in writing
Must be accompanied by appropriate fee of €80
Generally, it should also be accompanied by sufficiently detailed and scaled drawings along with a location map and site plan.
Any information necessary to enable the Authority to make it's Decision.
Decision normally issued within four weeks.

Muffler:
What benefit derives from the following:
<<The other thing is that you would be well advised to have an architect/engineer/technician retained to inspect the works and issue you with a cert upon completion.>>

What would the cert say that will help if the Cof E issues?
This cert could cost a few quid?
Thanks

smashey

ircoha wrote:

Muffler:
What benefit derives from the following:
<<The other thing is that you would be well advised to have an architect/engineer/technician retained to inspect the works and issue you with a cert upon completion.>>

What would the cert say that will help if the Cof E issues?
This cert could cost a few quid?
Thanks

Ircoha, why didn't you quote the full paragraph from muffler?

muffler wrote:

Advice on this point would be to talk to the local planner about it. Make sure it is a planner and not one of the admin staff. You can then either apply for a certificate of exemption from the planning authority or planning permission if it is required. The other thing is that you would be well advised to have an architect/engineer/technician retained to inspect the works and issue you with a cert upon completion. They may well deem the development to be exempt so their cert will keep you right should you ever sell or remortgage at a later date.

ircoha

Ircoha, why didn't you quote the full paragraph from muffler?

because it adds nothing to my question.

I asked in my earlier post what the cert would contain that helps with the fact that a C of E already exists so, since that information is not either contained in the original post or in your reply,
Let me re-ask the very simple question then;

What is the purpose/value/ whatever you like of the 'cert' as recommended by muffler iff the extension is granted a C of E?

How will the 'cert' 'keep them right?


In my opinion, it is incumbent on posters, and particularly mods, to ensure that their advice, when it exposes the the OP to incurring additional expense, contains a clear value proposition.


Right of what?

it is either exempt or not and the C of E will cover the former.

I just dont see the value proposition in an additional 'cert' from when a Cof E is issued by the Planners.

I am trying to see what value incurring this expense has for the OP, nothing more.

smashey

Fair enough. Say the development is exempt. Do the work and leave it.

A couple of years later, you try to sell the house. The soilicitor doing the conveyancing will insist on a cert of compliance before the sale can be completed. Cetificates of exemption and certificates of compliance are two very different things. Compliance being to do with the relevant planning laws and building regulations. The development may be exempt but it still has to comply.

muffler

ircoha wrote:

Let me re-ask the very simple question then;

What is the purpose/value/ whatever you like of the 'cert' as recommended by muffler iff the extension is granted a C of E?

How will the 'cert' 'keep them right?


In my opinion, it is incumbent on posters, and particularly mods, to ensure that their advice, when it exposes the the OP to incurring additional expense, contains a clear value proposition.

I did state that the OP would be well advised to have someone there to inspect the works and issue a cert upon completion. If you read my post you would see that I also said that the person supervising could deem the development to be exempt. He/she could then confirm this in his/her cert which would eliminate the cost of applying to the Planning Authority for a cert of exemption. The OP would obviously not need both.

smashey is right in what he said. Inspecting the works has nothing to do with planning but ensuring compliance with building regulations.

Assuming the works are classed as exempted development the OP has the following choices:
1. Carry out the works only and dont bother with any form of certification.
2. get a cert. of exemption (from planning permission) and then carry out the works.
3. Engage a suitably qualified person to supervise the works who will issue a cert of compliance with buildings regs and incorporating a declaration that the works were exempted development (with regards to planning)

The OP then wishes to sell the property in a few years time - which option do you think would be most beneficial to him? The solicitors would be looking for certification from an independent suitably qualified person confirming that the works were carried out in accordance with current building regulations and did not require planning permission?

I didnt make comment so as to put the OP to financial loss. I offered sound advice on matters that I deal with on a regular basis. It is entirely up to the OP what he wishes to do.