Newton Close, Trowse, Norwich, Norfolk.

 

Proposed Development: Two-storey side extension and single storey rear extension and conversion of the garage to a bedroom.

 

Introduction

 

Following initial discussion with the client iit was decided to allow for a single storey modern extension to the rear to allow for an extended kitchen and create a really exceptional open plan area for the family to use.  The two-storey side extension follows the vernacular of the main unit and adds a new bedroom at first floor and extends the lounge at ground floor.  The garage conversion adds yet another bedroom this  has added value to the property by just the permission alone.

 

Site and Surroundings

 

The application site is a two-storey linked (via the garage) detached property located in a cul de sac of similar dwellings on a rising land level in the village fo Trowse.

 

Trowse is a village and suburb located on the outskirts of Norwich, Norfolk, England. The area where Trowse is situated has a long history dating back to ancient times. It is believed that the Romans had a presence in the area, and archaeological evidence suggests that there was a settlement in Trowse during the Anglo-Saxon period. Trowse is mentioned in the Domesday Book of 1086, where it is recorded as being owned by the King. During the medieval period, Trowse developed as an agricultural community, with farms and fields surrounding the village. The construction of St. Andrew's Church, a significant landmark in Trowse, is believed to have started in the 12th century. Industrial Development: Trowse saw significant changes during the 19th century with the arrival of the railways and the growth of industry. In 1844, Trowse became an important railway junction with the opening of the Trowse Swing Bridge, which connected the Norwich-Lowestoft and Norwich-Great Yarmouth railway lines. This led to the expansion of industries in the area, including the establishment of a major locomotive works and railway depots. The iconic Trowse Bridge, also known as the Trowse Swing Bridge, was originally constructed in 1876 and allowed ships to pass through the River Wensum. It played a vital role in facilitating trade and transportation between Norwich and the coastal areas. The bridge underwent several modifications and upgrades over the years to accommodate changing transport needs. In recent times, the swing bridge has been converted into a fixed bridge. In the 20th century, Trowse transformed into a residential area with a mix of housing developments, including both historic and modern properties. Today, it is considered a desirable suburb of Norwich, known for its riverside location, village atmosphere, and proximity to the city center. Trowse retains its historical charm with a number of period buildings, including St. Andrew's Church and a collection of cottages. The village has become popular for its scenic riverside walks, recreational spaces, and amenities such as pubs, restaurants, and local businesses.

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Assessment against Adopted Planning Policy

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This application sought permission for a two storey side extension, single storey rear extension and the conversion of a garage into a bedroom. The proposal has been assessed against Policy 2 - Promoting good design of the Joint Core Strategy and policies HOU 19- Extensions to existing dwellings, IMP 8 - Safe and free flow of traffic and IMP 9 - Residential Amenity of the South Norfolk Local Plan. Consideration has also been given to policies DM3.5 Residential extensions and conversions within Settlements and DM3.14 Amenity, noise and quality of life of the Development Management Policies. The assessment of the application gave due weight to the saved policies in the South Norfolk Local Plan referred to above, because those policies remain consistent with the published National Planning Policy Framework and consideration to those policies as detailed above of the emerging Development Management Policies.

Other examples of extensions and alterations are evident within the street scene. The proposal will alter the appearance of the dwelling however this has been designed so as not to detract from the original character. While the two storey side extension and garage alteration will be visible the proposal will not look out of place within the street scene. While the rear single storey aspect will only be viewed by the adjacent occupiers.
The neighbour to the west is on a lower land level than the applicant however the design of the proposal combined with the boundary fence and planting will ensure the privacy and amenities of both the occupiers and neighbours will be preserved. While the conversion of the garage to domestic use will result in the loss of a car parking space a plan has been received and agreed which provides alternative parking for three vehicles.
The decking detailed on the plans is within permitted development and therefore does not form part of this application. Two letters of support has been received in relation to this application with no objections raised and as this proposal adheres to the above policies I recommend this application for approval.

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Application Ref: 2014/0387

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Reference 2014/0387

Alternative Reference PP-03216183

Application Received: Wed 26 Feb 2014

Application Validated: Thu 27 Feb 2014

Address: Newton Close Trowse Norwich NR14 8TX

Proposal: Two-storey side extension, singe-storey rear extension, and conversion of garage into bedroom.

Status: Decided

Decision: Approval with Conditions

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Further Information on Converting Your Garage

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A well-thought out garage conversion can add as much as 10% to the value of your home. Expect to pay between £5,000 and £8,000 for converting the average single garage, making it one of the most cost effective ways to improve your property’s resale value.  An additional benefit is increased living space without incurring the costs and inconveniences of moving house.

Below, you’ll find the information needed to plan and carry out your garage conversion:

• Design and space planning

• Planning permission

• Building regulations

• Insulation and damp proofing

• Plumbing and wiring

• Flooring

• Walls

• Windows and doors

• Pros and cons

 

Design and Space Planning

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At five metres long by two and a half metres wide, the internal space of most garages is longer and thinner than most rooms in a house. To achieve a more natural shape, consider using stud or block walling to convert the garage into two rooms, typically a toilet, shower or storeroom.Consider also how you plan to use the rooms, and either make some drawings yourself or get some made. Start by determining the purpose of the converted space, whether it's a bedroom, office, studio, or an extension of an existing room. Develop a design plan that includes layout, electrical and plumbing considerations, insulation, and any necessary permits.

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Planning Permission

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Planning permission is unnecessary if you don’t plan to alter the structure of the building, so a garage conversion is permitted in most circumstances. However:

• If you live in a Listed Building or a Conservation Area, planning permission may be required for even minor modifications.

• Some new build homes were built with a condition requiring the garage to remain as parking, so an application to remove it becomes necessary.

• Standalone garages are more likely to require ‘change of use’ planning permission when converted to habitable rooms.​

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Building Regulations

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The change of use from a garage to a habitable room will mean compliance with Building Regulations, including delivery of a building notice to your council. Building Regulations apply to:

• moisture proofing

• ventilation

• insulation

• fireproofing

• escape routes

• structural soundness.

As a result, almost any design decision must take them into account. For example:

• When you divide up the garage, a new room is created. This room is subject to a set of Building Regulations that require an escape route and ventilation separate from the main room.

• Alterations such as an infill wall replacing the original garage door will also be subject to Building Regulations concerning the foundations.

 

The Construction Phase

 

1. Demolition: Clear out the garage by removing any existing storage, shelves, or fixtures. Take care to disconnect utilities such as electrical outlets, lighting, and plumbing connections.

2. Structural Modifications: Evaluate the structural integrity of the garage and make any necessary modifications. This may involve removing or adding walls, reinforcing the foundation, or modifying the roof if the conversion includes expanding the space.

3. Insulation and Weatherproofing: Install proper insulation in the walls, ceiling, and floor to ensure energy efficiency and comfort. Address any weatherproofing requirements, such as sealing gaps, installing moisture barriers, and adding ventilation if needed.

4. Electrical and Plumbing Work: Install or modify electrical wiring to accommodate lighting, outlets, and any additional electrical needs specific to the converted space. If the conversion includes a bathroom or kitchenette, plumbing work may be required for water supply, drainage, and fixtures.

5. Flooring: Choose and install suitable flooring material based on the intended use of the space. This could be carpet, hardwood, laminate, or tiles.

6. Walls and Ceilings: Install drywall or other suitable wall material to create defined rooms. Finish the walls by mudding, sanding, and painting. Consider adding soundproofing measures if desired. Similarly, address the ceiling by installing drywall or applying finishes like paint or texture.

7. Doors and Windows: Install doors and windows as necessary, ensuring they meet safety, security, and insulation requirements. This may involve replacing the existing garage door with a wall and standard door or adding new windows for natural light.

8. Heating, Ventilation, and Air Conditioning (HVAC): Assess the heating and cooling needs of the converted space. Extend the existing HVAC system or install separate heating and cooling solutions like baseboard heaters, wall-mounted units, or radiant heating.

9. Finishing Touches: Complete the conversion by adding trim, molding, and any desired decorative features. Install fixtures such as light switches, outlets, and light fixtures. Consider adding storage solutions, built-in shelves, or cabinets to maximize functionality.

 

Throughout the conversion process, it's important to consult local building codes and regulations, obtain any necessary permits, and work with qualified professionals, such as architects, contractors, electricians, and plumbers, to ensure that the construction is done safely and in compliance with applicable laws.

The building inspector will want to visually inspect windows, doors, fireproofing and foundations before he or she gives a certificate of completion. Once the building inspector is satisfied, the completion certificate should follow within 28 days. It is often much sooner.

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Further Information

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Please call us on  07931 541 804 for a free no obligation consultation or email me on simon@en-plan.co.uk.  I look forward to talking through any proposals you may have.