Whether you want to build a new garage, convert an existing one, or make changes to a garage already on your property, it is important to understand the planning position before starting work.
The term garage planning permission can cover several different types of projects. A homeowner might be considering a new detached garage in the garden, replacing an existing garage, converting a garage into living accommodation or creating a separate residential unit.
Each proposal can have different planning considerations.
Some garage development may benefit from permitted development rights, while other projects will require planning permission. The property’s location, planning history, design, size, use and permitted development rights can all affect the outcome.
This guide explains the main issues to consider.
What Does Garage Planning Permission Cover?
Garage projects can include:
The first step is therefore to identify exactly what you want to do.
A proposal for a small domestic garage used for parking can have a very different planning position from a detached building containing independent residential accommodation.
Do You Need Planning Permission for a New Garage?
A new garage can sometimes be constructed under permitted development rights if it meets the relevant requirements for outbuildings and remains within the curtilage of a dwellinghouse.
The permitted development framework contains rules for buildings and other structures within the curtilage of a dwellinghouse where they are required for a purpose incidental to the enjoyment of the house. There are limitations concerning matters such as location, coverage and height.
The building’s intended use is therefore important.
A garage used for ordinary domestic purposes is different from a building designed to operate as an independent home or commercial premises.
Where Can a New Garage Be Built?
The location of a new garage can affect whether permitted development rights are available.
For example, restrictions can apply where an outbuilding would be positioned forward of a wall forming the principal elevation of the original dwellinghouse.
The layout of each property is different, so the position should be assessed using an accurate site plan.
Corner properties can be particularly important because the relationship between the house, road and boundaries may not be as straightforward as it is on a conventional plot.
Before finalising the garage design, consider:
Garage Height and Design
Height is an important consideration for a garage relying on permitted development.
The permitted development rules for outbuildings contain restrictions relating to eaves and overall height. A building within two metres of the boundary is subject to a lower overall height restriction.
The roof design therefore needs to be considered early.
A homeowner may want:
However, the preferred design may not always fit within permitted development requirements.
If the garage exceeds the relevant limits, a planning application may be required.
How Much of the Garden Can a Garage Cover?
The amount of land already covered by development is another important consideration.
Permitted development rules can restrict the total area covered by buildings and other relevant structures within the curtilage. The calculation needs to take account of the original house and the existing development on the site.
This means that a new garage should not be assessed in isolation.
Existing:
may all need to be considered.
A garden that appears large may have less remaining permitted development capacity than expected.
What If You Already Have a Garage?
If an existing garage is being altered or extended, the planning position needs to be assessed based on the proposed changes.
For example, you might want to:
Some works may be capable of being carried out under permitted development, while others may require planning permission.
The existing garage should therefore not be treated as a blank planning entitlement.
Garage Conversion and Planning Permission
Converting a garage into additional accommodation is one of the most common garage projects.
A garage may potentially be converted into:
Where the conversion remains part of the existing dwelling, planning permission may not always be necessary.
However, the situation can be different where the garage becomes independent accommodation.
The planning position should also consider external changes such as replacing the garage door with windows or another entrance.
What If the Garage Becomes a Separate Home?
A garage used as a separate dwelling is a much more significant planning proposition.
A self-contained home may have:
Creating a separate dwelling can require planning permission even where the original building already exists.
The council may consider the effect of the new unit on:
The planning assessment should therefore accurately describe how the building will operate.
Can a Garage Be Used as an Annexe?
An annexe may provide additional accommodation associated with the main dwelling.
However, the word “annexe” does not automatically establish the planning status.
The actual design and use matter.
A building with sleeping accommodation and bathroom facilities may still be ancillary to the main house in some circumstances. However, a fully independent building with its own kitchen, entrance and services may raise questions about whether it is functioning as a separate dwelling.
The proposed relationship between the garage and the main house should therefore be considered carefully.
Does Garage Parking Need to Be Preserved?
Planning conditions can sometimes control the use of garages and parking spaces.
For example, an original planning permission may have required a certain number of parking spaces to be provided.
If a garage is converted or removed, the loss of that parking space may need to be considered.
Before changing a garage, check the property’s planning history and approved plans.
Do not rely only on whether the garage is currently being used for parking.
The planning history can reveal whether the garage was intended to provide required parking as part of an earlier development.
Garage Doors and External Changes
A garage door can be a significant part of the property’s appearance.
Changing it to:
may change the appearance of the building.
The planning position will depend on the circumstances and the applicable permitted development rights.
The proposed materials should also be considered alongside the existing property.
Where planning permission is required, the council may assess the design in relation to the character of the house and surrounding area.
Does a Detached Garage Have Different Planning Considerations?
A detached garage can be treated as an outbuilding for planning purposes, but the exact circumstances matter.
Its position, height, size, and intended use should all be considered.
A detached garage used for:
is different from one used as:
The use of the building is therefore as important as its physical dimensions.
Listed Buildings and Designated Areas
Additional restrictions can apply to listed properties and designated areas.
Permitted development rights are not universal, and some properties have additional planning controls.
If the garage forms part of a listed building’s setting or is within its curtilage, heritage considerations can become particularly important.
Before designing a garage, establish whether the property is affected by:
Garage Planning Permission and Building Regulations
Planning permission is not the same as Building Regulations approval.
A new garage or conversion can involve technical requirements relating to:
The level of Building Regulations requirements depends on the proposed works and building.
Therefore, establishing that planning permission is not required does not mean that the project can proceed without addressing Building Regulations.
What If Planning Permission Is Required?
If the garage project falls outside permitted development, a planning application may be necessary.
The application will need to accurately describe the proposed development.
Depending on the project, this may involve:
The level of information required will depend on the project and the local planning authority.
What If the Garage Has Already Been Built?
If you have already built or altered a garage without checking the planning position, do not assume that the only option is to demolish it.
The first step is to establish whether the development was lawful.
Depending on the circumstances, this may involve considering:
Resolving the planning position before selling the property can also be useful because purchasers and solicitors may ask for evidence that the development is lawful.
What Should You Check Before Building a Garage?
Before construction begins, check:
The property’s planning history
Previous applications and conditions may affect the project.
The proposed location
Check the relationship with the house, road and boundaries.
The size and height
Make sure the proposed dimensions have been assessed against the relevant rules.
The amount of existing development
Consider extensions and other buildings already occupying the garden.
The intended use
A garage used for parking is different from independent accommodation.
Parking and access
Consider both existing and proposed parking arrangements.
Property restrictions
Check whether permitted development rights have been restricted.
For more information about broader planning considerations, see our guide to Planning Consultants: Expert Planning Advice for Your Property Project.
How Can Expert Planning Consultants Help?
At Expert Planning Consultants, we can assess a proposed garage project and help identify the planning considerations that apply.
This can include reviewing the proposed size, location, use, planning history, and permitted development position.
Professional advice can be particularly valuable where you are unsure whether a new garage can be built without permission, where a garage is close to a boundary or where you want to create accommodation.
Getting advice before construction can also help ensure that the design is developed around the relevant planning requirements.
Frequently Asked Questions
Do I need planning permission for a new garage?
Not always. Some garages may fall within permitted development rights if the relevant requirements are satisfied.
How high can a garage be without planning permission?
Height limits depend on the permitted development rules and the garage’s position, particularly its relationship with the boundary.
Can I build a garage at the side of my house?
The answer depends on the property, location, and applicable permitted development restrictions. Designated areas can have additional restrictions.
Can I convert a garage into a bedroom?
Potentially. A conversion forming part of the existing dwelling may not require a planning application in some circumstances.
Can I turn my garage into a separate flat?
A separate dwelling is different from additional accommodation within the existing house and may require planning permission.
Can I extend an existing garage?
Possibly, but the proposed extension needs to be assessed against the relevant planning rules.
Do I need Building Regulations for a garage?
Building Regulations requirements depend on the nature of the construction and intended use. They should be considered separately from planning permission.
Can I get a Lawful Development Certificate for a garage?
Where development is considered lawful under permitted development rights, a Lawful Development Certificate can provide formal confirmation of the planning position.
Planning Your Garage With Confidence
Garage planning permission depends on more than the fact that the building is called a garage.
Whether you are building a new garage, extending an existing one, changing its appearance or converting it into accommodation, the planning position depends on the individual property and proposal.
Permitted development rights may provide a route for some projects, but restrictions relating to location, height, coverage, use and the property’s planning circumstances must be considered.
Contact Expert Planning Consultants today to discuss your garage proposal and establish the appropriate planning route. We can assess your proposed garage project and advise on the relevant planning considerations before work begins.