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My garage is a Timber framed detached structure, linked to my house by a tunnel. Seeing as it never had a car in it, I have built a separate cedar workshop, and converted it into a family room for the kids. It is now insulated, plastered, with a radiator. Do I need building reg consent?
Yes.
More importantly you should really be asking about Planning Permission.
But the answer is yes, and yes (to the other query which you didn't ask).
But then I pay myself via an offshore vehicle so I guess we're equal 😉
Depends if you ever want to sell it or be insured if a problem happens...
Why do I need planning when I haven't built anything? I've replaced a derelict shed with a new one, and tarted up my garage. Is it because of a change of use?
Any structure, regardless of what it is, needs building control consent if it is, in any way, physically attached to the main dwelling.
You will also need planning permission for change of use.
You've created a habitable space where there wasn't one before. There are quite specific rules for out buildings, too. If less than 15m2, under 2.5m high and not powered then you should be OK, if not you might need planning and/or BC
Change of use!
I wouldn't bother personally.
That's from a seasoned dealer with building control.
Re building control - according to builder, it would be impossible to convert it to building control standards. The garage was timber framed and clad on a concrete pad. It was impossible to tell if the pad had a DPM in it.
We have insulated walls, ceiling and floor, with a moisture resistant membrane on top of the concrete pad (2 coats in liquid form.) electrics on a separate consumer unit to the house, signed off by NCICE (??) sparky. Patio Doors are double glazed and external compliant.
Will we get it signed off as an external room?
Planning-wise: You could just leave it and see if anyone notices, and then apply for retrospective planning permission if they do.
What type of radiator and where is it fed from? Have you done any electrical work? That will definitely require building control consent.
Re building control - according to builder, it would be impossible to convert it to building control standards. The garage was timber framed and clad on a concrete pad. It was impossible to tell if the pad had a DPM in it.
That is rubbish: If you don't know whether it has a dpc, put one on the floor anyway. There are plenty of solutions for conversion of unheated spaces these days.
The rad is run off the existing system in the main house. Electrics wise, we have put in new lights, but the garage already had lights and power.
cool, though what I expect you mean is a covered walkway.linked to my house by a tunnel
Mikey, we did put a DPC on top of the pad, but he said to be properly compliant, it would need a membrane under the pad.
The rad is run off the existing system in the main house.
Uh oh, you have opened a can of worms there then: Because of this, you will need to insulate the garage as a "new thermal element", which will require building control consent.
I would speak to them: IME Building Control, unlike planning, are not here to ruin your life, and are usually quite helpful.
Yes you do.Would the Council take enforcement action against you?
My lot wouldn't for Building Control,we'd hang on till you need a completion certificate for a sale,mortgage then get you to regularise it.
Planning would get you to make an application,could be permitted development though.
As above I wouldn't worry about planning, regs is another matter. Phone them up and have a chat. Is your new workshop compliant with planning and regs?
We have insulated, and it is better warmed than the rest of the house. The question is though, will it meet current spec.
[url= http://www.planningportal.gov.uk/permission/commonprojects/garageconversion/#Flooring ]What you need to know[/url]
Mikey, we did put a DPC on top of the pad, but he said to be properly compliant, it would need a membrane under the pad.
Rubbish. See the above link.
More importantly - which offshore vehicle do you pay yourself via as you obviously decided to break the law with your family room, and which bit of building a completely new structure isn't building?
New workshop is a freestanding shed on an existing concrete pad in the garden, where an old derelict shed used to stand.
Would removing radiator from existing loop for an extricate plug in make any difference? We have kept the existing external door to the house.
Would removing radiator from existing loop for an extricate plug in make any difference? We have kept the existing external door to the house.
Maybe. However, as I said: Any structure that is physically attached to a dwelling requires building control consent.
Not really relevant to planning or BC. It's probably legal, especially if it is small, and even it isn't I doubt much will happen. The house stuff could have an impact on an insurance claim. It's all up to you, though, as planning and BC aren't very pro-active. They will only get involved if someone complains.New workshop is a freestanding shed on an existing concrete pad in the garden, where an old derelict shed used to stand.
If you're not selling it soon, there is no immediate need to get Planning / BC approval. Re Planning, after 4 years you're OK anyway:
Under s171B of the Town and Country Planning Act 1990, the local authority can only take enforcement action within four years of completion of any work which has been carried out without permission. If it fails to take action within four years then it loses its right to do so and though this does not technically render the wonder lawful, it is for all practical purposes.The four year rule applies to alterations and additions and changes of use to a single dwelling house. If the work involves a change of use to something other than a single dwelling house then the time limit for enforcement action is ten years.
You need building control if you are changing it into a 'habitable space'. What the radiator plugs into makes no difference, you will still need building control approval for insurance/mortgage purposes and if you ever want to sell/rent the house. If you don't get it they aren't going to come round and tear it down, but you will definitely want to get it at some point.
Planning permission you will probably not need, unless you are in a conservation area.
Don't bother getting into a long conversation on here - read this instead:
[url= http://www.planningportal.gov.uk/permission/commonprojects/garageconversion ]Garage conversion guidance[/url]
If you're not selling it soon, there is no immediate need to get Planning / BC approval. Re Planning, after 4 years you're OK anyway:
How does the OP know the building is safe to use? Take the builder's word for it? It's not all about "trying to get away with things".
I've already posted that link Grunka.
Whoops! More tea for me needed this morning.
Also worth pointing out that you are not undergoing a 'change of use'. Its a specific planning term relating to use classes of buildings, it doesn't refer to individual rooms within the building. Your house is currently a 'dwelling house', and will continue to be whether the garage is a garage or a habitable room. Its only if you were planning on changing your house into a shop or an office that you'd need to apply for change of use.
I can't see anybody complaining. Nothing looks any different on the outside. All we have done is improved the thermal properties and decor of a cold, draughty building.
From reading the link pasted above, we have added a liquid DPC as per their guide. All new timber has a DPM between it and the concrete. The floor is insulated with 1 inch selotex, then chipboard sub floor, then solid oak. The walls and ceiling are insulated with Roll insulation. They also have waterproof membrane on the outside under the cladding. All electrics have been checked and signed off. The houses thermal properties have not been compromised at all as the existing external door is still in place between the house and the old garage.
From reading the link pasted above, we have added a liquid DPC as per their guide. All new timber has a DPM between it and the concrete. The floor is insulated with 1 inch selotex, then chipboard sub floor, then solid oak. The walls and ceiling are insulated with Roll insulation. They also have waterproof membrane on the outside under the cladding. All electrics have been checked and signed off. The houses thermal properties have not been compromised at all as the existing external door is still in place between the house and the old garage.
That as maybe. However, your OP asked whether you need Building Control consent, and the answer is yes. You still need to demonstrate what you said above to BC. If you are confident that everything has been done well, then you should have no problem.
Oh, and thanks for all the input on this - all greatly appreciated!!
You shouldn't have a problem - we did the same, converting an attached garage into a bedroom, and it was fine with a DPM on top of the concrete slab.
Thanks Mikey - I do get that, I guess I am just trying to work out if I will comply.
What will happen if I don't? Does that mean it just isn't "habitable" or do I have to put it back to being a draughty old garage?
BC are, contrary to popular opinion, generally pretty helpful, and they will advise you on what you will need to do to bring it up to spec.
You're not in West Sussex by any chance, are you? I'd be happy to have a look, if you are (I'm an architectural technician, by the way).
If it doesn't comply then it wont officially be a 'habitable' space. That may cause issues with mortgage/insurance if you do use it as a habitable space.
They shouldn't make you take anything down, they may (for example) say that you would need to take up the floor and add insulation to comply with regs, but they would not 'make' you take up the floor, they just wouldn't give you the certificate until you do.
The only issue I can think of is if you had changed the physical access/connection to the main house in some way, then that might affect the compliance of the rest of the house, which would be a problem, but it doesn't sound like you've done anything like that.
Mikey - thanks for the offer, I'm in East Sussex, on the Kent Border.
Mikey - thanks for the offer, I'm in East Sussex, on the Kent Border.
Not too far then. I'd advise getting in touch with BC, see what they say, and then take it from there.
E-mail is mike@skylinecad.plus.com if you need any help, advice.
Thanks Mikey, I've just sent a quick email - you might want to delete your address from that last post to avoid getting spammed!!