Need Help with next step

Ive-no-idea

Hi All

I need your help.

I have recently been offered a site of land just under an acre in size. My intention is to build a modest 3 bed house in which to live.

Background:

1. There is no planning permission with this site.

2. The site is within 100 metres of an estuary.

3. There are 3 other existing houses on the lane that the site is on.

4. There is a "Rath" within 50 metres of the boundary.

5. I am not from the area but have been renting for past 6 months.

6. Both myself and partner work in the area. (Well Im 25ish miles from work)


What I need help with is;

What are the chances of planning? I know it might be difficult to say with the limited info Ive given but I would like to hear opinions.

More importantly.....what is my NEXT step? Do I contact planners/council/architect?


Any help would be greatly appreciated.

LoTwan

Contact a local architect who would be familiar local planning restrictions and limitations.

rayjdav

Naturally dont part with a penny until planning has being GRANTED.:rolleyes:

A quick visit to the Planning Office to view the files of the other houses on the lane, if they are relatively new, will give you a fair idea how planning is likely to go in the area.

A good local Arch/Arch Tech will set you straight. Consult your local CDP concerning the area of local needs and see if your area is Strong/Weak and what may qualify you under their respective clauses to it, if required.

Few quick sketches to bring to a pre-planning:p to show a planner what you intend to get a heads up on possible issues, if any. Then just go for it if all pans out well.

Ive-no-idea

LoTwan wrote: »

Contact a local architect who would be familiar local planning restrictions and limitations.

rayjdav wrote: »

Naturally dont part with a penny until planning has being GRANTED.:rolleyes:

A quick visit to the Planning Office to view the files of the other houses on the lane, if they are relatively new, will give you a fair idea how planning is likely to go in the area.

A good local Arch/Arch Tech will set you straight. Consult your local CDP concerning the area of local needs and see if your area is Strong/Weak and what may qualify you under their respective clauses to it, if required.

Few quick sketches to bring to a pre-planning:p to show a planner what you intend to get a heads up on possible issues, if any. Then just go for it if all pans out well.

Thanks for the replies.

Im under no obligation to part with money so thats not an issue.

Im going to call into Planning office in the morning.

Thanks again
Whats a CDP?


Edit: or should I get architect first?

icbarros

Yes, if you really want to build on this site you should contact an Architect.

Because of the information you provided I would be concerned if the site is part of the Natural Heritage Area (NHA designation) or part of the Special Area of Conservation (SAC designation). Sites that are in SACs are difficult to get planning. But not impossible, though. And your neighbours seem to prove that.

The County Development Plan (CDP) and Local Area Plan (if existing) or Town plan should be checked to know what are the key development plan objectives for the area.

I'm not sure about the other counties but Wexford County Council has a Self Service Pre-Planning System in their website http://www.wexford.ie/wex/Departments/Planning/SelfServicePre-Planning/ which can be helpful as a starting point. You could check your County Council website and see if they have a similar feature.

No6

rayjdav wrote: »

Naturally dont part with a penny until planning has being GRANTED.:rolleyes:

Not sure what planet you are on rayjdav but I wouldn't work for anybody on that basis ever, all planning applications are a gamble a good reputable agent will ensire the odds ae stacked as much as possible in the clients favour and if they are not stacking up tell them to get another site before any major work involving expense to the clients is undertaken.

In relation to the OP there ae a number of issues already from the description of your site which may or may not kill the job, any decent local professional should be able to tell you from an initial site visit and a quick check of the local area plan, planners tend to just say no in preplanning if there are any possible difficluties that they can see straight off.

doctorjohn

"Naturally dont part with a penny until planning has being GRANTED."

RayjDav is talkimg about not paying money for the site as site value until planning has been granted. I don't think he is talking about not paying an architect or not paying an Arch Tech for services provided.

muffler

No6 wrote: »

Not sure what planet you are on rayjdav but I wouldn't work for anybody on that basis ever, all planning applications are a gamble a good reputable agent will ensire the odds ae stacked as much as possible in the clients favour and if they are not stacking up tell them to get another site before any major work involving expense to the clients is undertaken.

Careful here No6. No need to go on the offensive.

Rayjdav was advising the OP not to part with any money in respect of the site until PP was granted.

rayjdav

No.6

As per DoctorJohn and Muffler, if you read the posts in order of questions etc, you will see that it is indeed as the two lads have stated.:mad:

Considering the rest of my post, which side of the fence do you think I sit on? Shooting myself in the foot if I was advising what you thought...

Now, lets move on.;)

Ive-no-idea

Thanks for the replies.


Ive had an architect out who said there was possibillities but when he consulted a planner there was a straight no on the basis that the land was zoned local family needs only. He did suggest the owner of land apply but it sounded very messy.

Is this the end? Very disheartening if it is!!!

rayjdav

Ive-no-idea wrote: »

He did suggest the owner of land apply but it sounded very messy.

This indeed could get very messy.

Initially who would finance the application?
On a grant of permission, would the landowner hold you then to ransom for the plot/site as it automatically becomes more valuable?
If the site is in a structurally strong area, as the local needs stipulation suggests, there would likley be a residency clause attached to the grant, ie 5-7yr occupancy by the applicant. He could be dirtying his own bib if he did this just for a sale.

Consult your CDP to see what the exact LOCAL criteria is for one off in a structurally strong area and conditions attached to qualify. Is 25 mile radius accepted? How long must you reside locally? etc etc.

The game aint over till the Fat Lady Sings:D:D

Ive-no-idea

rayjdav wrote: »

This indeed could get very messy.

Initially who would finance the application?
On a grant of permission, would the landowner hold you then to ransom for the plot/site as it automatically becomes more valuable?
If the site is in a structurally strong area, as the local needs stipulation suggests, there would likley be a residency clause attached to the grant, ie 5-7yr occupancy by the applicant. He could be dirtying his own bib if he did this just for a sale.

Consult your CDP to see what the exact LOCAL criteria is for one off in a structurally strong area and conditions attached to qualify. Is 25 mile radius accepted? How long must you reside locally? etc etc.

The game aint over till the Fat Lady Sings:D:D

There is a 5 yr residency which owner says he can "work around" how I dont know!!

To be fair to him..I believe that he wouldnt hold me to ransom as you say...in fact I hadnt thought about it until you said it

How/where doI go about consulting a CDP?

I dont know what you mean by 25 mile radius.

Sorry Rayjday....but I havent a clue at all. Its new and baffling to me.
Thanks for your help.

icbarros

How/where doI go about consulting a CDP?

Most, if not all, of the Counties will have their CDPs available in their website.
Look in the Planning section.

rayjdav

Ive-no-idea wrote: »

I dont know what you mean by 25 mile radius.

Sorry Rayjday....but I havent a clue at all. Its new and baffling to me.
Thanks for your help.

You mentioned 25 in your original post, so I just assumed that you meant 25 miles to place of work?

On the second point, thats what we're here for:D:D

Ive-no-idea

rayjdav wrote: »

You mentioned 25 in your original post, so I just assumed that you meant 25 miles to place of work?

On the second point, thats what we're here for:D:D

Ah!!! Im with you now.....


I will have a look at this CDP this evening. Be prepared for a bombardment of questions though!!!


Thanks again guys-much appreciated.

davecoaches

In my experience in co louth local needs was based on long term residency in an area ( 10 years min) or returning to look after elderly family etc. Place of work doesnt come into it.

It would be very messy to get the land owner to get planning in order for you to build and then buy it off him in 5-7 years. You would need a very good solicitor and even then it would be an undesireable situation imo.