Planning Refused.. professional advice needed

Thomas Higgins

hi there
i am living in cork on a 5.4 acre field in a mobile home for the past 3 years with my family after failing for planning 3 times.
in this 3 years there have been 3 house gone up within a stone throw away from where i am living. the main reason for my planning being refused is supposedly due to ribbon development yet other people have got there planning.can anyone tell me what steps i can take to rectify this.
i have met planners,been down to local TD"s and met with numerous engineers.my site is not zoned nor the area. everyone i have met with said it cannot be ribbon development as i have a 5.4 acre field with good road frontage and can position the house anywhere in the field.

please i would really appreciate professional advice on this matter. or advice from someone who has been through the same situation.

many thanks
Thomas Higgins

RKQ

Have Cork County Council and An Bord Pleanala refused these planning applications?
Do you qualify as "local need?"

Thomas Higgins

Hi RKQ

thank you for the post,,

Cork County Council has refused the planning, but i did not go to An Bord Pleanala as im a bit Scared if they say no then im DOOMED,

yes i qualify as a local, as grew up in the area but we moved for about 5 year's and then i came back, im back now over 3 years and i have a business in the area, Midleton Co.Cork,

RKQ

Seems abit unfair then. Without getting into too much detail, whats the Councils main objection?
Is it the design or style of the proposed house?

If sewerage and road safety sight-lines are adequate, you seem to fulfil local need criteria and I asume 5 acre field is quite wide, so I can't see ribbon development as a real problem. (Still I haven't seen the site)

I think its worth having a pre-planning meeting with a senior Planner to discuss the issues for refusal and see if anything can be done to solve these problems. You should read the Planners notes on your file, prior to the meeting.

Is the mobile home accommodation causing a problem with the Council?

Thomas Higgins

hello again
no as far as i know the mobile home is ok.i had a meeting with the head planner but to no success. the style of the house seems to be no problem ,even though i have changed it each time they have refused.
there main reason for refusal is ribbon development which i think is totally outrageous.
in a 1 mile stretch on the road there are only 5 house which i think is not that many.
i now feel that i have no way out ,stuck in a mortgage with land that i cant build on ,and no future with the position they are putting me in.
i really cant get why they are doing this when the economy is on a downfall.
and employment is needed which i had a local builder lined up to build my house.
what do you reckon with this situation..?

thanks again for your kind advice.

if anyone else reads this post please give your opinion..

muffler

Do you have (or even mind providing) links to your planning application that can viewed online?

Thomas Higgins

Hi,

yes please Click this Link http://213.94.218.86/planningenquiryv3/MainFrames.aspx and here is my planning number 087598

Jimbo

Unfortunatly you can't view planning documents on Cork County Council website.

The first thing that strikes me is the fact that there were previous refused applications by 2 different people. There must be major planning issues with that site with a history like that.

How long have you owned the site?

muffler

jimbo78 wrote: »

Unfortunatly you can't view planning documents on Cork County Council website

Just noticed that.

Thomas Higgins

Hi again all,

i have the site for about 4 years now, and i dont think it planning was on my side of the site, this was 10 acre field originally and there was planning got on the other side, but not mine well not yet,

muffler

Each PA have their own development plans and regulations. What would get passed in one county would be hit on the head in another county.

As I am not familiar with Cork I can't really comment but I would suggest that you look though their development plan to determine what constitutes ribbon development. Have you tried seeking a bit of help from one of the local councillors?

The only other thing that I can suggest is employing a planning consultant.

Thomas Higgins

Hi all,

muffler im after taken your advice and im after getting in contact with a planning consultant, so ill see how this go's (with the help of god all will go well)

i have changed the plans every time i was refused, but what im after doing now, is the new house next to me, got the planning just over 1 month ago, so im after for planning with 99% same house, and i got letters from 2 different TD's and i also put in a letter for my self, and i told them i would meet any of there Terms and conditions, do you think i should post my new planning number when i get it,..?

RKQ

Thomas Higgins wrote: »

i have changed the plans every time i was refused, but what im after doing now, is the new house next to me, got the planning just over 1 month ago, so im after for planning with 99% same house

No sure a copy of your neighbours house is the answer. There may be copyright issues and their needs might not match yours.

You must address the main reason for refusal. What advise if any did your previous Agents give you?

I feel the site plan may hold the key.:)

Thomas Higgins

|Hi RkQ

ok iv just taken your advice into account and iv changed the house plans, i also moved the house around on the land, ( a few people told me this might be the key) so fingers crossed now and hope for the best.

RKQ

I do hope you have given due consideration to your house design. I get the impression that house plans have changed quite quickly and often!

I'd strongly suggest that you decide on an appropiate design, in an ideal location on your land - giving required sight-lines / scenic view / best passive gain etc.

Take extreme care as you don't want to end up getting planning permission for something that you do not want to live in. Its important that you get permission for your design, that suits your lifestyle, budget and site.

Try to get a pre-planning meeting, with a (TD or Councillor and) Senior Planner, to explore a possible solution to your planning problem.

Thomas Higgins

Hi RkQ

i have made a good few changes to the plans, i have sent them all in again so all going well i might get some good news around x-mas time, i have also got 2 TDs to send letters in, and i also sent in a letter of my own,

so ill let you know how i get on ill also post my ref:number when i get it,,

thank you all for your kind advice, please post more if you can,

thomas

Thomas Higgins

Hi all,

ok i got my planning number Click the link and input this number 089515

http://213.94.218.86/planningenquiryv3/MainFrames.aspx

Due Date: 03/01/2009
ill keep you posted,

kind Regards
Thomas Higgins

Jimbo

Good luck with it.

Pass the planning number onto your TDs so they can deal with it easier.

RKQ

Good luck ( Pity we can't view a pdf of the site plan!)