Whether you are planning to build a garage, extend an existing garage, or convert one into additional accommodation, understanding the planning position should be one of the first steps.
The requirements can vary considerably depending on what you want to build and how you intend to use it.
Some domestic garages may benefit from permitted development rights, while others require a householder planning application. A garage that is intended to become a separate dwelling can raise different planning issues again.
The property’s planning history, location, design, size, access and parking arrangements can all affect the outcome.
This guide explains when planning permission for a garage may be required and what to consider before submitting an application or starting construction.
When Is Planning Permission for a Garage Required?
Planning permission may be required where the proposed garage does not meet the relevant permitted development requirements or where permitted development rights do not apply.
Examples can include:
The precise requirements depend on the project.
A garage should therefore be assessed based on its actual design and intended use.
Can a New Garage Be Permitted Development?
Some new garages can fall within permitted development rights.
The permitted development framework includes provisions for buildings within the curtilage of a dwellinghouse where they are required for a purpose incidental to the enjoyment of the dwellinghouse. Various limitations apply.
These can relate to:
The fact that a proposed garage is relatively small does not by itself establish that it is permitted development.
All relevant requirements need to be considered together.
Where Can a Garage Be Positioned?
The location of a garage can be critical.
Permitted development rules can restrict buildings positioned forward of the principal elevation of the original house. Additional restrictions can also apply to buildings in particular parts of the plot.
A garage located behind the main front elevation may have a different planning position from a garage positioned towards the front of the property.
The relationship between the building and the highway should also be considered.
Before preparing final drawings, establish:
Garage Height Requirements
The proposed height should be considered from the beginning.
Permitted development rules contain specific restrictions for outbuildings, including eaves and overall height. Additional restrictions apply where the building is within two metres of a boundary.
This can affect roof design.
For example, a homeowner may want a pitched roof to match the main house. If the garage is close to the boundary, however, the available height may be restricted.
The roof should therefore be designed around the applicable planning requirements rather than trying to resolve the height issue after the drawings have been completed.
How Much Garden Can a Garage Occupy?
The amount of land already occupied by development should be considered.
Permitted development rules can limit the proportion of the curtilage that can be covered by additions and other buildings.
This means you may need to account for:
A proposed garage may therefore exceed the permitted development allowance even if the new building itself is relatively modest.
Does the Type of Garage Matter?
Yes.
There is a difference between:
The existing relationship between the garage and dwelling can influence the planning assessment.
A detached garage can also raise questions about whether it is truly ancillary to the main home.
Planning Permission for Garage Conversion
If the proposal is to convert an existing garage into living accommodation, the planning position should be assessed separately from the rules for building a new garage.
A garage conversion may potentially fall within permitted development where it remains part of the dwelling and the relevant requirements are met.
The conversion may involve:
External alterations should be considered as part of the planning assessment.
Planning Permission for a Garage Used as a Separate Dwelling
A garage converted into a separate dwelling can require planning permission.
This can apply whether the garage is attached or detached.
The council may consider:
A separate home should not simply be described as a garage conversion without considering the change in the nature and use of the building.
What About an Annexe?
An annexe can be associated with the main house while providing additional accommodation.
However, an annexe that is genuinely ancillary to the main dwelling can have a different planning position from a self-contained dwelling.
The actual arrangement matters.
For example, the following factors may be relevant:
The planning authority will look at the substance of the proposal rather than simply its description.
Does a Garage Need to Remain as Parking?
Potentially.
Where a garage forms part of the property’s parking provision, converting or removing it can raise planning issues.
The property’s planning history should be checked to establish whether a planning condition requires the garage or parking space to remain available.
This is particularly important on developments where parking arrangements were carefully controlled as part of the original approval.
Before converting the garage, check the approved plans and relevant conditions.
Planning Conditions Affecting Garages
Planning conditions can influence what you can do with an existing garage.
A condition could potentially:
A property’s planning history should therefore be reviewed before assuming that permitted development rights can be relied upon.
Listed Buildings and Planning Permission
Listed properties require additional care.
Alterations to a listed building can affect its special architectural or historic interest, and listed building consent may be relevant.
A garage or outbuilding within the curtilage of a listed building can also require careful assessment.
The property’s heritage status should therefore be checked before design work begins.
Planning Permission for Garage and Building Regulations
Planning permission does not replace Building Regulations approval.
Building Regulations can apply to the construction of a new garage and are particularly relevant where the garage is converted into habitable accommodation.
Depending on the project, technical requirements can relate to:
The two approval processes should therefore be considered separately.
What Information Is Needed for a Garage Planning Application?
If planning permission is required, the application should clearly show what is proposed.
Depending on the project, this can include:
Existing drawings
These show the property and garage before the proposed works.
Proposed drawings
These demonstrate the intended development.
Site location plan
This identifies the site in relation to its surroundings.
Block plan
This shows the proposed garage and its relationship with the house and boundaries.
Elevations
These can show the appearance of the garage.
Supporting information
Additional planning information may be needed depending on the proposal and site.
The exact requirements depend on the local planning authority and nature of the development.
What If the Council Has Concerns?
If a planning application is submitted and the council raises concerns, this does not automatically mean that the project cannot proceed.
The issues may relate to:
Depending on the issue, amendments or additional information may help address the concern.
A planning consultant can help assess the council’s comments and determine an appropriate response.
What If Planning Permission Is Refused?
A refusal does not necessarily mean that a garage project cannot proceed.
The reasons for refusal should first be understood.
Depending on the circumstances, options could include:
The appropriate route depends on the decision and the nature of the planning issue.
What If the Garage Has Already Been Built?
If a garage has already been built without establishing whether planning permission was required, the position should be reviewed.
It may be that the garage was lawful under permitted development.
Alternatively, it may require a Lawful Development Certificate or retrospective planning application.
The planning history and exact details of the development should be considered before taking further action.
What Should You Check Before Applying?
Before submitting a garage planning application, consider:
The proposed use
Is the garage for parking, storage, accommodation or another purpose?
The size
Check the proposed dimensions carefully.
The height
Consider the roof design and boundary distance.
The location
Assess the relationship with the house, road and boundaries.
Existing development
Review extensions and other buildings.
Parking
Consider whether the proposal removes or creates parking.
Planning history
Check previous permissions and conditions.
Restrictions
Check whether permitted development rights have been removed or restricted.
For additional guidance on planning permission, you can read Planning Permission Consultants: Choosing the Right Support.
How Can Expert Planning Consultants Help?
At Expert Planning Consultants, we can assess your proposed garage development and help identify whether planning permission may be required.
This can include considering the design, proposed use, planning history, permitted development rights and relevant site constraints.
If a planning application is necessary, professional planning advice can also help identify what information should be provided and how the proposal should be presented.
Getting advice early can be particularly useful where the garage is close to a boundary, affects parking or is intended to provide additional accommodation.
Frequently Asked Questions
Do I need planning permission for a garage?
Not always. Some garages may qualify as permitted development if all relevant requirements are satisfied.
Can I build a garage at the front of my house?
The position of a proposed garage is important. Permitted development restrictions can apply to buildings positioned forward of the principal elevation.
Can I build a garage close to my boundary?
It may be possible, but additional height restrictions can apply where the building is within two metres of the boundary.
Can I convert my garage into a bedroom?
Potentially. The planning position depends on the property, proposed works and whether the conversion remains part of the existing dwelling.
Can I convert a garage into a separate home?
A separate dwelling is a different planning proposition and may require planning permission.
Do I need planning permission to replace my garage door?
The answer depends on the proposed alteration and applicable planning rights. Changes to the external appearance should be assessed before work begins.
Does Building Regulations approval replace planning permission?
No. They are separate approval systems, and both may need to be considered.
Can I apply for planning permission after building a garage?
A retrospective planning application may be possible in some circumstances, but it is preferable to establish the planning position before construction.
Getting the Right Planning Route for Your Garage
Planning permission for a garage depends on the specific proposal rather than simply the fact that the development is a garage.
A new detached garage, a garage extension, a conversion or a separate residential unit can each raise different planning considerations.
Permitted development rights may provide a route for some projects, but the relevant requirements must all be satisfied.
Contact Expert Planning Consultants today to discuss your garage project and obtain professional planning advice. We can assess your proposal and help determine the appropriate planning route before you commit to construction.