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From garage to bedroom

  • 09-08-2011 7:00pm
    #1
    hairyslug
    Registered Users, Registered Users 2 Posts: 2,596 ✭✭✭


    Im starting an extension but something has crossed our mind, we would need peemission to add a room to the side of the house but what if we build a garage (no permission needed) and then convert it to a bedroom (dont think i need permission) would that work or is it to easy

    cheers


Comments

  • #2
    muffler
    Registered Users, Registered Users 2 Posts: 46,547 ✭✭✭✭muffler


    Not that simple Im afraid. While a detached garage built to the rear of a house may be exempt from planning (subject to size and certain conditions) you would need permission to construct a garage to the side.


  • #3
    Mellor
    Registered Users, Registered Users 2 Posts: 39,900 ✭✭✭✭Mellor


    muffler wrote: »
    Not that simple Im afraid. While a detached garage built to the rear of a house may be exempt from planning (subject to size and certain conditions) you would need permission to construct a garage to the side.
    An extension needs to be to the rear, but a shed/garage/etc can be to the side or the rear
    Class 3
    CLASS 3


    The construction, erection or placing within the curtilage of a house of any tent, awning, shade or other object, greenhouse, garage, store, shed or other similar structure.


    1. No such structure shall be constructed, erected or placed forward of the front wall of a house.

    2. The total area of such structures constructed, erected or placed within the curtilage of a house shall not, taken together with any other such structures previously constructed, erected or placed within the said curtilage, exceed 25 square metres.

    3. The construction, erection or placing within the curtilage of a house of any such structure shall not reduce the amount of private open space reserved exclusively for the use of the occupants of the house to the rear or to the side of the house to less than 25 square metres.

    4.The external finishes of any garage or other structure constructed, erected or placed to the side of a house, and the roof covering where any such structure has a tiled or slated roof, shall conform with those of the house.

    5. The height of any such structure shall not exceed, in the case of a building with a tiled or slated pitched roof, 4 metres or, in any other case, 3 metres.

    6. The structure shall not be used for human habitation or for the keeping of pigs, poultry, pigeons, ponies or horses, or for any other purpose other than a purpose incidental to the enjoyment of the house as such

    The Act doesn't refer to attached or detached.
    That said, I'd be seeking a section 5 declaration when building an attached garage.


  • #4
    Slig
    Registered Users, Registered Users 2 Posts: 1,550 ✭✭✭Slig


    Mellor wrote: »
    An extension needs to be to the rear, but a shed/garage/etc can be to the side or the rear
    Class 3


    The Act doesn't refer to attached or detached.
    That said, I'd be seeking a section 5 declaration when building an attached garage.

    Whoa, thats pretty knife edge there:D. From previous experience with the DOE on building regs I think the planners may frown upon your interpretation of that reg as "against the spirit of the planning act"

    Seems perfectly legitimate to me though, now that you mention it. I always interpreted it as detached from the dwelling for some reason, possible because there is different, seperate, criteria for an attached extension.


  • #5
    muffler
    Registered Users, Registered Users 2 Posts: 46,547 ✭✭✭✭muffler


    Mellor wrote: »
    The Act doesn't refer to attached or detached.
    Thats a fair point but in a way it does. Class 1 refers to extending the house while Class 3 refers to construction in the vicinity of the house.
    CLASS 1
    The extension of a house, by the
    construction or erection of an extension
    CLASS 3
    The construction, erection or placing
    within the curtilage of a house


    Mellor wrote: »
    That said, I'd be seeking a section 5 declaration when building an attached garage.
    Agreed. Good advice.


  • #6
    Mellor
    Registered Users, Registered Users 2 Posts: 39,900 ✭✭✭✭Mellor


    Slig wrote: »
    Whoa, thats pretty knife edge there:D. From previous experience with the DOE on building regs I think the planners may frown upon your interpretation of that reg as "against the spirit of the planning act"
    Which is why i would insist on section 5. It's really down to the policy of the local LA. I imagine a lot of planners wouldn't be sure and would have to sit with a senior planner to trash it out.
    Seems perfectly legitimate to me though, now that you mention it. I always interpreted it as detached from the dwelling for some reason, possible because there is different, seperate, criteria for an attached extension.
    I always consider it detached, and have never came accross a attach garage being built via exempt regs. But that said, the overwhelming majority of garages to the side are attached, and built up to the building lien of the front wall.
    muffler wrote: »
    Thats a fair point but in a way it does. Class 1 refers to extending the house while Class 3 refers to construction in the vicinity of the house.
    If there was access to the main house put in place while the "garage" was built. Then it could be seen as either an extension or garage dependon the the LA. But without internal access it has a stronger case for a garage.

    I woudl see it as similar to the finish the house fully, then extend it scenerio. obviously its more work, but needs to be done to satisfy the planning act. In this case, at the very least, you would need to build a complete garage. Leave it for some time, then convert.



    The one this we can all agree on it that its very subjective. These are the very reason section 5 declarations exist and I strongly urge the OP to employ a local architectural technician or other professional to engage with the council.


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