I'm thinking of looking at starting my garden renovation, well getting prices to do it

Currently, my driveway slopes down to my garage, approx 2ft drop, then flat all the way to the back, in the bad rain, the garage and behind it floods, due to poor draining gutter in front of the garage door and the crap dumped behind the garage

I'm thinking of getting a wall built from driveway start, (near the wheelie bins) all the way back, to the far corner, behind the garage, to back fill and raise the whole driveway and garage area level with the rest of the garden, (which you can see is higher and needs steps for access to the garden near the letter B)

The retaining wall would not be seen my side (maybe just the top course of brick on driveway) as I would want to install a fence and concrete posted to replace the current fence(stops at garage front) but the new fence would be on top of the new retaining wall which would be visible to my neighbour and running the full length front to back.

All back filled with whatever hardcore/soil needed and a new concrete base would be then put back in to hold a new prefab wide or double garage with apex roof, somewhere in its current location (maybe further back) fencing altered to side of new garage, larger garage would mean I wouldn't need the shed too a it would have a side door access.

There road is quite flat and not as sloping as it looks in this street picture

Click image to enlarge

No expert knowledge of these things but think the knocking down and re building is only ok if it uses the same footprint as previous building. You then have height and capacity regs and this is all effected by closness to boundary. As this on your boundary then 2.5 metres will br the max height.

Intere4sting that the garage is only costing 5K, have been looking at quality gdn sheds last couple of months and wish could get one that cheap, wondering if a brick built option could be cheaper and better

If you google garden rooms sheds etc many of the sites have a section which explain the requirements for planning applications or not.

My garage has a slope down to probably a bit more than yours but the drain does its job though you have to clear it out of mud leaves and crap quite often, which is a pain as it is solid concrete with a slit in it, been thinking of ripping out and installing a system that has removable grates/vents to make the cleaning easier

I was surprised in the cost of a prefab garage, prices are coming from www.nucrete.co.uk

Is the 2.5 metres high be from the new height of the base, or from the neighbours driveway level  Former Mod/Member, with the most post & Chicken George Arch nemesis

Just found this re planning

Quote:

Building a detached garage of less than 30 square metres floor area would not normally need building regulations approval if:

the floor area of the detached garage is less than 15 square metres.
the floor area of the garage is between 15 square metres and 30 square metres, provided the garage is at least one metre from any boundary, or it is constructed from substantially non-combustible materials.

At 20.5x24.3ft garage is 498.15ft sq (46.279m2) (That's if you times length by width to find ftsq or m2) Former Mod/Member, with the most post & Chicken George Arch nemesis

How old is your garage? there could be a possible problem with asbestos. mainly roofing ans sofits etc. It was still used righ up into the nighties. although it was banned in the uk in the 1980s it was still used in the building trade up untill 1999

It's been up ages, I believe it is Asbestos, but I would remove, bag and double bag myself in the appropriate thickness plastic, done it before saves £££  Former Mod/Member, with the most post & Chicken George Arch nemesis

Planning is a minefield, we had a conservatory fitted, the council wanted to know if we had any extensions prior, we said no, they said yes, the garage is an extension as it is seperate from the house even though it was built at the same time as the house, we were limited to a certain size Conservatory as we would have fallen foul of the maximum extension allowed.
Asbestos, would their be Asbestos in a flat roof which is Felt, looks the same construction as mine, fully boarded roof with felt on the top, had to have it refelted two years ago?

The shed is felt roof, but only about 6 year old, I was led to believe the last people put it up when the did the existing fencing when they moved in Former Mod/Member, with the most post & Chicken George Arch nemesis

npinks wrote:

It's been up ages, I believe it is Asbestos, but I would remove, bag and double bag myself in the appropriate thickness plastic, done it before saves £££

Nick no expert with planning, but through work, have dealt with them on a number of occasions, I would call and either arrange to meet them at their office, take all the info with you and they offer advice and help

With all the recent flooding, drainage is a biggy with local authority's at the moment, so do some home work, because if your going to create more hard standing they won't like that, try looking at some type of Sustainable drainage scheme, the planners can advise

Last edited by toeknee on 6th Jan 2013 8:12 pm. Edited 1 time in total

you would be best go and talk to the local planning office as i remember there being new rules on what required planning and what did not

this is because things were taking so long to go through planning that they decided there would be a max size you could build without planning

but Scothish rules will be different from England rules so thatS why i said talk to local planning office before you do anything 1995 P38 now dead
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Thanks or the input and pm's

I will speak with a couple of local builders/landscapers to see what they advise, contact the local planning office to sound out my plans

The base of the garage is a lot wider than the currently built one, it goes all the way to the fence between the Garage and garden.

I think the bearing factor is the retaining wall, been visible to the neighbour, with a fence on top of it to make the finish more pleasing to a pebble dashed garage, even though that's what's she's looking at when washing the dishes now

Can't see a 48ft retaining wall,fencing, then the hardcore fill to bring it up to same level, garage foundations laid, been cheap and then I had to redo the driveway  Former Mod/Member, with the most post & Chicken George Arch nemesis

Maybe easier?

http://www.fineandcountry.co.uk/index.php?...;Itemid=33

I've still have to extend the house too, so moving might be easier  Former Mod/Member, with the most post & Chicken George Arch nemesis

Forget talking to local builders - we did that.
Knocked down two garages, and put one up with the same footprint as the old two. 36m sq.

As soon as the old garages were "substantially demolised" planning permission was needed - even if we had replaced like for like!

That was pre Easter last year - still going through the appeals process.
Apparently if a neighbor in the next street can take a picture of your garage by holding a camera above his head (6ft concrete fence in his way), then his amenities have been substantially detrimentally affected. Tangiers Orange - gone, missing her
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