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Garage conversion and extension

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  • 03-05-2005 12:12am
    #1
    Neil_Sedaka
    Registered Users Posts: 2,102 ✭✭✭


    How difficult is it to get planning to convert a garage and possibly build another storey above it?

    Does it depend on the council, the neighbours, luck, or as I'd imagine, a combo of all three?


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    #2
    rooferPete
    Registered Users Posts: 1,497 ✭✭✭rooferPete


    Hi,

    Are you the first on your road to do this ? if you are the planners may require a bit more detail than usual.

    Assuming it is a standard application with no objections planning sould be granted in about ten weeks, there is a rule where they must give a decision within eight weeks but if they are busy and your job is unusual to the area they will most likely requst further information.


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    #3
    Neil_Sedaka
    Registered Users Posts: 2,102 ✭✭✭Neil_Sedaka


    Cheers Pete, thanks for the reply


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    #4
    lomb
    Registered Users Posts: 6,031 ✭✭✭lomb


    Value for money - While we offer a fixed design, most Shomeras are custom-built to suit the individual's needs. Depending on your requirements and the options you choose, the prices typically range from €17,850 to €28,000 and include foundation, installation and VAT.


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    #5
    Lex Luthor
    Registered Users Posts: 11,220 ✭✭✭✭Lex Luthor


    Neil,
    when our estate was built 9yrs ago, about 80% of the buyers opted to get the garage converted during the build. Of the 20% who didn't, almost half of them now are getting the garages converted.
    Also, I'd say nearly 8% of the estate have now gone ahead and built over the side garage & utility. Some of the people with garages are getting them converted along with the extension over the top.

    If the estate originally had both garage & room it may be that you wouldn't need planning for the garage conversion, but if you are wanting the extension on top, you will need permission and you might as well add the garage conversion in with in just in case.

    Will your foundations under your garage be strong enough to take the extra load bearing of the extension?
    The planning will depend on both the council & neighbours.
    Like Pete says, if it has been done before, it won't be a problem, but these sort of applications go in all the time, so it shouldn't get objected to.

    What part of the country are you in?

    Tom


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    #6
    MorningStar
    Closed Accounts Posts: 3,031 ✭✭✭MorningStar


    Neil_Sedaka wrote:
    How difficult is it to get planning to convert a garage and possibly build another storey above it?

    Does it depend on the council, the neighbours, luck, or as I'd imagine, a combo of all three?

    It depends on local planning rules. In Dublin city council area you don't need to apply for permission for the garage conversion but would have to for an extension above.
    Neighbours can complain about building plans but unless there are a lot of complaints they really can't do anything and are generally ignored.
    Nothing to do with luck at all. Fill in you application correctly, following building regs and talk to your neighbours before finalising the drawings.
    In Dublin 40sqm can be built without permission if is at the back of the house.


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    #7
    rooferPete
    Registered Users Posts: 1,497 ✭✭✭rooferPete


    Hi Morningstar,

    Most garages described are to the front of the property, the rules about changes to the front of the house are fairly strict.

    As to the 40 sqm extensions even to the back of a house I would never advise a customer to undertake such a project without either a certificate of Planning Permission or Exemption from Planning Permission, both are issued by the Local Authority.

    My reason for caution is if / when the property is being sold an opinion of compliance must accompany the contracts, without one it can devalue the property or delay the closing while retention is sought.


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    #8
    MorningStar
    Closed Accounts Posts: 3,031 ✭✭✭MorningStar


    You have a point about getting documnetation about the exemption. If you follow the rules you are OK. There are a few rules about the front of the house but there are also a lot of changes that can be made without permission.

    As far as I know you can both build a porch and convert your garage all in one without permission. If in doubt contact the local authority

    http://www.dublincity.ie/business_services/planning/planning_applications/exemptions.asp

    You can get verification via e-mail that you don't need permission within a week which makes life simplier than trying to catch them on the phone or calling to the office.

    It is always important to get building certs for any building work both for resale and come back for faults that appear later. Building compliance and planning are different.


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