Walthamstow Garage Side Extension and Garden Office Goes to Planning

This new garage conversion with a side extension and rear garden office in Walthamstow has now been submitted to Waltham Forest Borough Council for householder planning permission.

Sean Payne

Director / Architect

Project Update

After having discussed a first draft of the design for a garage conversion and side extension to their existing house in Walthamstow. This refined design - which includes a rear garden office space as well - has now been submitted to Waltham Forest Borough Council.

How We Designed Around An Existing Attached Garage

Having worked with many existing buildings over the years - especially London terraced housing - its really important to note what things are working and what isn't working. Particularly those things that aren't working and are easy to remove and change.

In the case of the attached garage, there were certain limitations with the width that - without great cost - were going to remain. However, with the garage roof hanging from the external house walls, there was a lot of scope to create a long tunnel like structure with the new roof which would be very cost effective.

In addition creating an opening into the existing entrance area of the house was the ideal way to create a wider more spacious entrance to the house. This allowed for additional features such as a modern frontage, rooflights and exposed materials to really showcase the house as you first walk in.

From there the rear garden office studio was informed from the same materials in order to give the rear garden a very consistent uniform look, bringing the whole house together.

How Budget Friendly Options Become Design Features

There was a focus around getting the most out of a very tight construction budget, given the project was intended to be no more than a garage conversion.

This drove the construction method for the project to primarily use minimal timber frame infills for the walls and reduce the amount of steel and wet trades on site as possible, aiming to use the existing concrete slabs.

The timber framing became a key part of the designs character, with exposed roof rafters painted white to match the white plaster walls on the interior, and exterior timber framing being exposed for the extended garden office fascias. The final result is a modern design which is extremely cost effective without feeling too minimal or stark.

Angled view of timber clad garage conversion in walthamstow and rear garden studio office annex

When Does A Garden Office Need Planning Permission?

It might be confusing to some people as to why this project was submitted under a householder planning application and not permitted development, given that - from a glance - the scheme looks as if it would qualify under permitted development.

In principle the vast majority of the design would be acceptable under permitted development, however given the final height of the garden office and the particulars of where height is typically measured (usually from the highest point of natural ground rather than a man made item like a concrete upstand) the garden office would be at least slightly higher than the typical 2.5m height limit for permitted development.

Just to air on the side of caution and to give more design freedom, the proposal was submitted under a house holder planning application.

New Information Required For Householder Planning Applications To Waltham Forest Council

We're finding that councils are being more stringent with the documentation provided on planning applications before they are comfortable to validate them. Validation in this case meaning they are happy with the material to process the planning application to even be considered.

We've had this on another recent planning application case as well in Stretford. However in this case in addition to the typically expected existing and proposed drawings Waltham Forest also request us to provide the following:

- Drawings cannot make any mention of being 'not to scale' or to 'not scale' from the scaled formats provided.

- A CIL form needs to be filled out, even for householder planning applications demonstrating exemption.

- PFSS Statement or Reasonable Exception Statement. This is a new addition effectively outlining fire safety even for small domestic planning applications.

- Elevations or adjoining properties being shown both sides. Typically at least around 50% of the neighbouring elevations, including any windows and doors.

This appeared to be more in depth than other councils, particularly given the low impact nature of the proposal. But this was provided quickly for the client in order to validate the planning application.

What Happens Next?

We will be monitoring the planning application on Waltham Forest Council's Website and reaching out to the planning officer toward the mid point of the decision period.

This is something we do in order to ensure the design looks suitable for approval and - in the case that there may be a concern - address any concern prior to the decision date.

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Walthamstow Garage Side Extension and Garden Office Goes to Planning

Project Update

How We Designed Around An Existing Attached Garage

How Budget Friendly Options Become Design Features

Interior entrance view when coming through the front entrance, with the exposed steel beam and exposed handing area.

Interior entrance view when coming through the front entrance, with the exposed steel beam to the right and rooflight above. Full height storage can be seen on the right hand wall.

Interior view inside the guest bedroom / office area at the rear of the new side extension facing into the garden.

Interior view of the garden studio office. The office features a minimal modern interior with lots of light and views out into the garden.

When Does A Garden Office Need Planning Permission?

New Information Required For Householder Planning Applications To Waltham Forest Council

What Happens Next?

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