Demolishing and Replacing

Fredser

Hi all,

Two questions for anyone that may have any experience of this:

1) What types of aguments would generally be needed to demolish an existing habitable house and replace it with another?

2) If permission was granted for demolition of an existing dwelling and also granted for replacement dwelling, would the existing one need to be definitely demolished frst BEFORE the new dwelling is constructed. (I would need to live in this house while the other is constructed!!)


Many thanks in advance

F

I have seen it done, but unsure of the rules.

I expect that you would apply for permission to construct the new house but include in the application, notes relating to the demolition of the existing after completion of the new house.

It is after all a replacement dwelling.

We had a caravan on the site during construction, it was considered to be a "site hut" by the planners.

smashey

You should check with your planners as they aren't too keen on demolishing habitable dwellings. If it was "uninhabitable", that could be a different story.

Mallini

Hi Fredser,

Details of the existing dwelling house should be included in your planning application (plans elevations sections etc) and a planning fee of €80 is required on top of the planning fee for your proposed dwelling which is €65. You will need to highlight the demolition of the existing dwelling in the site notice and planning advert in the paper also

1. You could organise a preplanning meeting with you planner and discuss your plans. You could argue that to renovate or update the existing house would cost too much etc .... Unless it's a protected structure then you should have no problem with getting the go ahead with the demolition. Although your proposed house would have to be designed in such a way to be in keeping with other houses in the area. No point knocking a cottage or bungalow and building a monster two storey dwelling in its place !!!!

2. You shouldn't be required to demolish the existing house before you start your new house, unless a planning condition is imposed on you. You will probably have to demolish the existing house within the 5 year planning time frame and the council will probably state that both houses cannot be occuppied at the same time.

My advice would be to organise a preplanning meeting and go from there .....

alinoee

I fully agree with pre planning meeting. go and see what planner will say but be aware that they change their minds quickly and they rotate quite frequently (you might meet sb but sb else will decide on your application).
1. Its hard to say cos you didn’t give to much detail abut existing and new. I would start with sustainable energy( initially would not refer to house class rating) effluent treatment system, family house needs etc. make sure that you fall with the new house in local plan guidelines if council have them or get the feel on the meeting.
2. permission is valid for 5 years and all works has to be carried out as per decision. Unless specifically conditioned – phasing of works is up to you.

Fredser

Hey folks - thanks for the useful replies.

Have a pre plan meeting organised for two weeks time. The existing house is a small bungalow on a 3/4 acre site.Unfortunately this bungalow is situated right to the front of the site so is basically on the road. Im hoping to build a dormer bungalow about 20 metres back from the road instead.

I have had a meeting with planners already regarding possible major extension to the existing and in principal they had no problem with me converting this bungalow to a dormer so I see this as a positive sign. But because of its location on the site( i.e the front) the extension possibilities were somewhat limited.

Hopefully I can convince them that I need to this for the sake of my growing very young family.

Will keep you all updated

Cheers again.
F

galwaytt

Whilst the pre-planning meeting may be useful, it's neither binding nor a guarantee of success.........

I would add in to the mix that you want to build your new home further back on the grounds of safety too........got kids etc, want them away from the road ?

AnnaStezia

I have seen a few partial demolish and rebuild domestic projects around Mount Merrion in the last few years. The local authority is Dun Laoghaire Rathdown.

In several cases the planners have insisted that the applicants retain part(s) of the original facade and that is why the demolitions are partial. The properties in question were not classics or protected structures but were simply houses built as new around 1940/1950. In other cases the applicants have done complete demolitions with no nindrance. It seems hard to predict what a planner might do !

Recently heard of one case where the new house was build around the existing building and the old building "thrown out the window", no good in the OP situation but interesting.

Fredser

UPDATE FROM OP:

Hi folks - was granted this replacement house recently first time of trying!!

In summary I included a (negativish) structural survey of existing house and detailed (begging) family needs document.

Anyhow - will hopefully be doing a blog type thing for the build - and also aiming for the lowest price per square metre seen here yet!!

F

Villain

Cheapest isn't always best, I have no doubt that I could build my 2,500 sq ft for under €50 a sq ft, however I plan on spending more money on Insulation good widows and a HRV system to make sure that my build is good value over the next 25 years. Its all good and well building cheap but trying to heat it for the next 20 years could be costly.
I hope to build mine for €60 a sq ft.