Steve&Steve
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 posted on 25/2/05 at 01:23 AM |
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Lack of small housing with garages
I'm currently renting in leeds (since finishing uni) and am looking at co-buying a house with a friend in the same situation. We see this as a
good way of getting that first step on the property ladder.
We can get a joint mortgage of 85-95k which doesnt get an awfull lot these days. The trouble is I want a garage (guess why!) but there are hardly any
small propertys with garages. It tends to be the 'family' size houses that have them.
If we found a house with space for a garage how easy is it to get planning permission for one and what is it likely to cost? Just trying to see if
this would be a way of widening our selection.
-Steve-
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Northy
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| posted on 25/2/05 at 08:04 AM |
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We live in Malton (near York) and you wouldn't get anything round here for that price! 
Prices have gone stupid!
Graham
Website under construction. Help greatfully received as I don't really know what I'm doing! 
"If a man says something in the woods and there are no women there, is he still wrong?"
Built 2L 8 Valve Vx Powered Avon
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chunkielad
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| posted on 25/2/05 at 08:41 AM |
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Planning usually costs £110 plus drawings costs if u cant do the plans yourself. You then have to hope no one objects!!
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JoelP
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| posted on 25/2/05 at 08:45 AM |
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its not all bad news, prices seem fairly level at the min. If there is another rate rise at the next meeting (unlikely though) prices might take a
small dip.
i got a house in shadwell recently quite cheap, small 2 bed but with a large garage (the main selling point!).
admitedly im pushed to think where you could get a garage for 80 or 90k. beeston and harehills are approching that price recently, but they're
all terrace. Maybe in one of the shadier estates, ie gipton, halton (maybe not!) etc. But then you need to worry about thieves.
a good option, is to go self cert (true self cert, with no proof of income at all) and exaggerate your wages. if you worked out your rental payments
into an equivalent mortgage (interest only if necessary), you would find the total much more than they would techincally lend you.
all the best.
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ned
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| posted on 25/2/05 at 09:54 AM |
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Bought my house down south (surrey) last year for bouble what you're looking at. 2 bed semi, have just finished building myself a garage, just
got guttering and painting the floor to finish..
Ned.
ps I applied for planning and they came back to me a month later telling me I didn't need it under permitted development. Worth checking with
your local planning dept on that..
beware, I've got yellow skin
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Peteff
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| posted on 25/2/05 at 10:16 AM |
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Buy a terrace, live upstairs and build downstairs. Simple, when you finish have a patio window fitted and before they put it in take the car out
through the hole.
yours, Pete
I went into the RSPCA office the other day. It was so small you could hardly swing a cat in there.
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chunkielad
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| posted on 25/2/05 at 10:55 AM |
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quote:
Originally posted by ned
ps I applied for planning and they came back to me a month later telling me I didn't need it under permitted development. Worth checking with
your local planning dept on that..
With any planning app, it's worth a letter first. Permitted development covers all sorts of things in different councils.
You may be as lucky as Ned!!
[Edited on 25/2/05 by chunkielad]
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ned
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| posted on 25/2/05 at 11:03 AM |
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i even got my planning fee returned 
beware, I've got yellow skin
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DarrenW
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| posted on 25/2/05 at 11:36 AM |
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Up our way 85 - 90K gets you a 2 or 3 bed semi with bach yard. In some you can fit big gates and car port in the yard.
105k ish gets you a 2 bed modern ish semi with no garage.
120 - 130K gets you a 2 (poosibly 3) bed semi with small garage.
Ive got 4 bed deteched etc out of town with big garage. Family etc is forcing move closer to town and parents. For the same price i can just get a 4
bed modern detached with tiny single garage and possibly enough space for shed / workshop.
Steve - you are absolutely right - you will struggle but as you say at least you are going to be on the ladder. I found the first house was the
hardest to buy, after that you suss out expenses better and may be able to get bigger mortgage later once you demonstrate good credit performance.
Keep you eyes open for a house with seperate rental garage close by - not easy i know but an option.
I even thought about renting a steel container and finding a local farm (etc) to plonk it. Power and light is the tricky bit. Or get a concrete garage
and find some land to rent (ideally withpower for a small consideration).
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Steve&Steve
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| posted on 25/2/05 at 12:03 PM |
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Yeah anywere 'nice' towards york or harrogate and prices rocket! But in leeds we should be able to get a reasonable 2/3 bed house on an
acceptable estate (read not nice but not dangerous!). We have been living in hydepark area for 5yrs so dont need luxury but equally have crossed a few
estates off the list cos they look damn scary! (one estate up by middleton and an area between meanwood & chaple allerton) My friend doesnt like
beeston either (not that i blame him).
Ok so planning permission doesnt cost too much. In these sorts of areas is there likely to be much resistance to actually getting it accepted?
And secondly I guess I would most likely be looking at a second hand concrete prefab garage? or something simmalar. How much are these and could we
self erect it realistically? Ned how much do you think its cost you to do?
PS. I'd happily follow peteff's idea but think my friend might have other ideas (he's no interest in cars).
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Peteff
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| posted on 25/2/05 at 12:28 PM |
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There's a terrace near us offers in region of £78,000 with decent size garden at rear with access. 4 years ago you'd have bought it for
£35-40,000, but last year it would have cost nearer £90,000 so stuff is going down again round here anyway. edit- It's across the street from a
motor factors as well so not far to go for bits.
[Edited on 25/2/05 by Peteff]
yours, Pete
I went into the RSPCA office the other day. It was so small you could hardly swing a cat in there.
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Brooky
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| posted on 25/2/05 at 12:41 PM |
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quote:
Originally posted by DarrenW
Up our way 85 - 90K gets you a 2 or 3 bed semi with bach yard.
is that for playing classical music in ?
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chunkielad
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| posted on 25/2/05 at 01:47 PM |
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Just checked with our council and they said 50 cubic m is allowe before planning reqired.
5M X 4M X 2.5M BIG GARAGE!!!
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JoelP
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| posted on 25/2/05 at 02:12 PM |
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on my to do list, i have the old favourite 'rebuild the garage'. gonna slyly (without telling SWMBO!) add a few feet in all directions!
plus a nice pointy roof. and drainage! it floods in heavy rain (and melting snow )
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ned
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| posted on 25/2/05 at 02:36 PM |
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The garage installation has in total probably cost me about £600 all in.
I got the garage itself free and spent a day dismantling/collecting/moving it.
The real costs were in the base which I know I went a bit ott with.
-hire of breaker to take up old uneven concrete (could have liad over top)
-2 tonnes of scalpings and borrowed a mate's whacker plate to compact it all down. (lot of people said don't bother it's only a
garage)
-damp proof membrane (some said don't bother)
-reinforcing mesh(some said don't bother)
-4 metres of premix concrete (more than I expected, base was 3x6m
-new roof for garage (new corrugated bitumen sheeting as old roof was rotten)
got the guttering with the garage so need to put that up, but there's complication of a forthcoming attached utility room to consider!
Shuttering was care of my dad who had som elarge pallets at work made of suitable size timber and some old fence posts I cut up to use as steaks i the
ground to support the frame.
pva sealer for the garage floor + paint, workbench + racking to finish
Odds and sundries such as extra bolts, screws/nail for base/roof, new padlock!!
Oh and a 6 yard skip, but I had a lot of other hardcore/rubbish to get rid of as well.
and pack of 4x 5' strip lights which are now up, had the cable but bought a new junction box.. currently running off a plug and extension lead
until I get a permanent feed to the fusebox with conduit sorted.
If you want I can give an idea of prices for the above..
My local council said 70 cubic metres I think. They put it in writing that I didn't need permission when they returned my plannig fee, so not
bothered either way!
Ned.
[Edited on 25/2/05 by ned]
beware, I've got yellow skin
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rusty nuts
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| posted on 25/2/05 at 06:39 PM |
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May be worth checking out your local free ads, you may be lucky and find someone offering a garage free to anyone who will remove it or at a low
price. you then just need a base and power supply put in.
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mcig68
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| posted on 26/2/05 at 12:43 AM |
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I am at the planning stage at the moment. In this area, SW Scotland, stay below 40 sq. metres floorspace and under 3 metres height for a flat roof or
4 metres pitched. If you can satisfy those and separate from the house, no permission required. Any possible objections can be smoothed when you point
out that the garage will give off street parking ( well it will when the build is finished). Contact your planning department. I have found them to be
very helpful and the advice is free.
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white130d
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| posted on 26/2/05 at 03:18 PM |
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I don't know how you do it...
I have a small 3 BR 1.5 bath, kitchen with eating area, living room and a lounge, central heating and airconditioning, 2 car detached garage with
power and water, on approx 1/2 acre. In town close to shopping and schools. last time I had it valued it was $85K dollars, thats like 50K pounds!
The cost of housing on your side of the pond just seems a bit ott.
David.
"There's only 2 things that money can't buy, and that's true love and home grown tomatos" Guy Clark
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clbarclay
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| posted on 26/2/05 at 08:22 PM |
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If you can't get a garage do like one car nut did onthe TV, build the car on the kitchen, in the end the kitchen moved leveing behind a full
working racing car.
The only problem was that the car was too big to get out of the house, one demolished wall later though and problem solved.
A solution with less strain on family etc. is to find a local lock up to rent which you can use for building a car in. The downer is that you need
more enthusiasm to do any work on the car.
[Edited on 26/2/05 by clbarclay]
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NS Dev
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| posted on 28/2/05 at 01:24 PM |
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quote:
Originally posted by mcig68
I am at the planning stage at the moment. In this area, SW Scotland, stay below 40 sq. metres floorspace and under 3 metres height for a flat roof or
4 metres pitched. If you can satisfy those and separate from the house, no permission required. Any possible objections can be smoothed when you point
out that the garage will give off street parking ( well it will when the build is finished). Contact your planning department. I have found them to be
very helpful and the advice is free.
This sounds very much like my council's situation too (Hinckley and Bosworth, Leicestershire). I didn't need planning permission for a 30
ft x 15 ft x 11ft pitched roof garage. In fact there is an exemption which basically says as long as the garage is less than 50% of the garden area,
more than 5m from the house, constructed "substantially of non-combustible material", and is less than 4m if pitched roof or 3m if flat,
you don't need planning permission.
You do need building regs (building notice) over 30 sqm though.
I built my garage (as I said, roughly 10m x 5m floor area, planned to take 4 sierra estates in plan area, it was the nearest haynes manual to hand!!)
for around £3500.
It is 6" hollow block construction, concrete floor, footings to 1m deep, roof trusses bought for £500 with paperwork so i didn't have to
do all the loading calcs. The roof is clad with box profile galv steel sheets.
The whole reason I bought my house is that as an ex-council house it was a) cheap and b) had a 100ft x 30ft garden, so loads of garage room!
I built the garage completely myself, my first such project, and when I move to a "better" area will do much the same again!!!
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Volvorsport
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| posted on 28/2/05 at 01:50 PM |
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the first davrians were built in a house in surrey in the front room , they took it out the front window when finished .
Be Creative !!!!!
if i wanted it now - i would buy some 8x4 sheets and get on with it - just make sure it doesnt blow away ( althoug youd need not to make it
permanent anyway) youre allowed upto 50m3 as permitted development .
the other option is to lay a base , and buy a garage delivered .
the other methods are building a proper garage etc .
or a simple wall plate and a lean to craftily made into a garage .
ive seen bad garages , having had to fibreglass them . I think i would do the car port , and modify it , after a couple of months , that way your
neighbours will have chance to get used to it .
www.dbsmotorsport.co.uk
getting dirty under a bus
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Peteff
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| posted on 28/2/05 at 02:43 PM |
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I have an old book from the 40's which has plans for a garage made of wood with no floor and mounted on wheels so it cannot be classed as a
permanent structure. On a nice day if you wanted to work outside just wheel it back 15' or so.
yours, Pete
I went into the RSPCA office the other day. It was so small you could hardly swing a cat in there.
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Steve&Steve
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| posted on 1/3/05 at 12:19 AM |
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Well I'll keep this in mind while looking at houses over the coming week. I think I should contact Leeds council as it seems there is a bit of
regional variation on whats allowed.
Shame I'm not ready for it yet >>>> (Free garage
in Leeds!) What are the chances of another free garage in leeds in about 3-4mths time!
Cheers everyone for the advise, Steve.
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ned
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| posted on 1/3/05 at 10:03 AM |
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rent a council lockup to store the free garage in until you buy a place?
Ned.
beware, I've got yellow skin
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