Anyone know rules on building a garage?

[relatively normal]

Hi,
Ive just had a concrete slab laid to hopefully put a garage/shed/workshop on to house my Disco 2. Ive recently been told that anything over 10sqm needs planning permission. Ive also been told that im not allowed to put it closer than 900mm from the fence. the councils website confirms this, but how strict are they on it? if the neighbours are happy, whos going to know if i just do it?

My house is a 1970's house and so are the surrounding houses. When i moved in there was a shed (albeit a small one) right against the fence, so id like to put the garage right up against the fence. Thats valuable door opening space! I could get a garage an extra 900mm wide or could struggle to open the doors with a narrow garage.

What would you do?

thanks

[AnD3rew]

If you are going to spend any kind of money on it,MIT is worth getting proper permission. They can and do make you pull stuff down if someone complains or an inspector comes around. Depends a bit on your local council as to how aggressive they are but some are very.

[Vern]

Get a building permit first, you don't really want to have to pull it down or pay a fine.
Have you been taking any pics so far, if its up to scratch they can sign it off providing its compliant but you need proof, oh and you need the right person to sign it off;)

[Ferret]

Even if no ones complains now the problem will come when you go to sell your house in the future. A structure without planning permission on your property could make it difficult to sell.

In my council area (Kalamunda) I have been told if your neighbours sign off on your plans stating they have no objection then building on the fence line may be approved. For a house I once owned at Gooseberry Hill this was the case. The garage was built on the fence line. The plans submitted to the council by the guy who owned the house at the time had the neighbours approval signed on them.

However, your council might be different.

[relatively normal]

Its only going to be one of these off-the-shelf tin sheds. A friend of a friend welded wind down caster wheels in each corner, so that when/if an inspector came round he could claim it was a movable structure.

Cheeky or clever?

[Ferret]

Prefab shed or not, in Kalamunda as long as it has a roof capable of keeping rain out it needs planning approval. Don't know about Innaloo.

[slug_burner]

Most places require buildings on the fence line to have the wall on the fence line to be fire proof. Many a tin shed has been built with Besser brick wall on the fence line.

[ramblingboy42]

yes, it must be built from old river gum posts and old corrugated iron sheets

it must lean a little to the south.

inside , it must smell like wood shavings and oily engines

it must have a ghost gum or a peppercorn tree growing alongside

[frantic]

Each council has slight variations, even neighbouring ones.
One idea is if the " original shed" was against the fence, just put down you are "restoring it" ;) or look into the local coucil rules about extending it.
Some councils have a length of time rule that if a shed or pergola has stood for xx years, it is part of the property. My wife's grandfather had a shed like rambling boy described, complete with a wood fire, oily old lawnmowers and an assortment of tools. It's still standing after they passed away , their house got sold dozed and a new house built, but the shed stayed even after council inspections. That shed is not only against side neighbour, but also against back fence which faces a council park:D.

[Chucaro]

Have you the specs of the slab that it is in place?
I hope so, some inspectors can be very strict.
Get the permit, if you get a kit the supplier should provide you with the plan and elevations.
Cheers:mad:

[JDNSW]

All councils are "supposed" to conform to Australian building standards.

In theory this means you need to apply for a planning permit, and meet these requirements, which may be quite expensive and take a long time (one council I have been in contact with lately has a minimum time of ten weeks).

In practice, what is actually required will depend entirely on the local council, and to some extent on the actual employees. But unless you have very good evidence that you will get away with it, erecting the shed first and then dealing with any problems is definitely not a good idea!

John

[Bigbjorn]

I know that Brisbane and Redland City councils have aerial photo maps that they consult when any property holder claims their disputed shed or extension has been there for decades. One look and the owner is told "it wasn't there until xxxx. Knock it down".

One lurk that has been exploited is to keep the same roof plan as exists. One can then apply for permission to brick veneer a derelict building, a formality. Then after the new brick skin is up, knock down the old building inside the skin, and bingo, a new house. A friend's father was advised to do this in an area once residential but nowadays zoned "light industry, marine uses". He could not get permission to build a new house on his riverfront block but did what the council inspector advised and ended up with a new house anyway.

[frantic]

One other suggestion is to go to a private certifier as they usually have more experience than the council's staff. The local Councils building staff where at a 2-3 year rate for 50% staff turnover! My father used to do sales and design for a few builders, so one council would take 4 weeks to pass a plan that met all requirements, another would take 3-6 months with several special conditions with the same plan. One would say eves limited to x height for residential, another would be 1 m higher, but the first would "compromise " for certain celebrities houses.
In my case the back neighbour used a private inspector, and according to council rules retaining walls are supposed to be 1m from (they cut and held up our land) back fence, theirs undercut the fence and is at the fenceline.
Also a private inspector can be more effective or understanding than a council one. There are lots in your area.