Unlocking Potential in Underused Spaces: The Redevelopment of Garage Sites
Written by Mark Slater, Managing Director of WWA
WWA is leading the redevelopment of over 80 garage sites across Elmbridge. With the programme already underway we thought this would be a good opportunity to reflect on this typology of development.
Principle of Development
In essence, redundant garage sites offer a great opportunity for redevelopment. They are classified as brownfield development which reduces planning restrictions and aligns with a key message from the NPPF that applications should make effective use of land. These sites are in residential areas which establishes the principle of development from a planning perspective meaning as long as the other technical planning matters can be met, approval should be forthcoming.
Common Issues
Often built in the 60s – 80s, the garages are no longer fit for their intended use owing to modern cars being larger. They are mostly areas for anti-social behaviour and popular spots for fly-tipping. Many of these garages have been poorly maintained, contain asbestos sheeting, and are generally an eye sore causing an issue for neighbouring residents.
Initial Research
Whilst the principle of development is relatively straightforward to establish it is not all plain sailing. Many sites have restrictive covenants, way leaves, or rights of way which often lead to restrictions on the positioning of buildings and potential costs in re-routing services. The first step when developing this type of site is to establish from the Land Registry and title deeds if any restrictions apply.
Drainage
Drainage strategies are another factor to be considered early. Whilst surface water can potentially discharge through a SUDs system if the ground conditions are suitable the alternative is discharging to a mains sewer. The surface water connections are often blocked or damaged. Surveys of the drainage and early engagement with a drainage consultant are key to cost-effectively resolving this issue.
Trees
Another restriction on development is trees if there are any mature trees in the vicinity root protection areas can often cover large areas of the site which either restricts development or results in expensive foundation solutions. An early tree survey is critical early in Process 2, to ensure the site has sufficient developable area.
Surrounding Context
Garage sites are often tight and in close proximity to neighbouring properties, as a result, privacy and overlooking are often the number one constraint regarding orientation and window locations. It is important to achieve the right orientation to maximise passive energy benefits. Clever orientation and manipulation of the building can minimise overlooking. Architectural features such as bay windows or projecting fenestration details can not only create interest in the elevation but also provide solutions to protecting privacy.
Biodiversity Net Gain (BNG)
Providing 10% BNG is a relatively recent planning requirement and is generally easy to comply with on garage site development. This is due to the fact, they are generally, completely covered in hard landscaping or existing garage blocks. Private garden space and enhanced public realm provision will result in a BNG well beyond the 10% minimum.
Engagement
When developing garage sites, it is important to engage early with neighbouring residents and local councillors to obtain their input into the designs and layouts. Local residents will often have knowledge of the sites that may not be apparent and engagement early in the process will help to understand key local issues. When designing the layouts, consideration of boundary treatments is important to factor in, as existing garages are often located on the boundary and once removed will leave many gardens open.
Summary
WWA have worked on close to 100 garage sites and whilst a similar approach can be taken, each one has required a different design solution. In summary, garages offer a great opportunity for redevelopment in residential areas, but there are often several constraints and considerations to take into account when designing in these locations. WWA has delivered a vast number of these projects, but there are still many more garage sites with the potential for redevelopment. If you would like further information on this article or have any questions, please do not hesitate to get in touch with us on 0123 552 3139.
