Buying site with full pp with anticipation of getting new pp

Declan1

New to the whole building side of things so please forgive me for asking questions that may have obvious answers!

We're looking at buying a site in the Fingal area that has full planning permission already for a house. The permission is for a house that is far bigger than we wish to build. Assuming the design is kept similar and conditions imposed on the previous plan are met, am I correct in thinking there should be no difficulty in getting a new, smaller house approved?

Any pointers on anything else I need to check?

What is the process for getting this done? Go back to original architect? How long is it likely to take to get permission through in this scenario?

Thanks

muffler

Have a read through the conditions on the existing permission and that will give you an idea of what is expected. Check in particular if there are any conditions regarding residency as you will need to satisfy that requirement.

You can go back to the architect and check for a fee for a reduced scale of what was planned originally and/or pick your own architect/technician.

Generally speaking there is not usually any problems associated with applying for permission for a smaller house based on the same design of that which was approved. If you weren't in any mad rush you could look for a pre-planning meeting with the planners where you sit down with them and go through your proposal in an "unofficial" capacity before going to the expense of having detailed plans prepared.

Time wise you are looking at 3 months for the application to be processed.

Declan1

Hi Muffler,

Thanks for the reply, lots of good gen there.

I have been trawling the internet looking for a source for estimated costings but am getting hugely varying answers... I've been told 85 to 150 € per square foot. I understand that the finish on the house is going to make a huge difference on the final cost per square foot, but is there somewhere I can go and feed in my criteria and get an estimate of the cost? Just trying to figure out which options are viable at the moment.

What other costs am I looking at incurring? Can someone quote very ball park estimate for legal fees, architects fees etc?

Finally, what are the steps in buying a site? I have purchased a house before but obviously that's very different to a site. Do I need to have the site surveyed? Obviously checked out legally.

Thanks again for all your help.

muffler

Declan1 wrote: »

I have been trawling the internet looking for a source for estimated costings but am getting hugely varying answers... I've been told 85 to 150 € per square foot. I understand that the finish on the house is going to make a huge difference on the final cost per square foot,

Some of the other guys here will probably advise better as Im in Donegal and not familiar with costs on the East coast but I think you will be looking at €120 - €130 per sq. foot for a good finish and comfortable home

Declan1 wrote: »

but is there somewhere I can go and feed in my criteria and get an estimate of the cost? Just trying to figure out which options are viable at the moment.

You wont really find anything online as each house will attract it's own building costs and as you say the finishes will play a big part as will the level of insulation and complying with the renewable energy requirements. You really do need a plan and perhaps a BOQ and sit down with your BER assessor.

Declan1 wrote: »

What other costs am I looking at incurring? Can someone quote very ball park estimate for legal fees, architects fees etc?

Architects fees could be anything from 4k to 10k. A QS will cost you 1200 - 1500. Inspections for mortgage purposes could be another 2 or 3 grand. Legal fees could €3000+

If you're in a rural area you may need a site assessment carried out and then get a BER assessor. Those 2 combined could set you back 1500 - 2000.

One of the biggest outlays you will have apart from the actual building costs will be the development contributions payable to the county council. These are quite high and are normally based on the size of the house so you should check the councils web site for details.

Other things to factor in are ESB and telephone, connection to council services (water, sewer??), road opening, etc etc

Declan1 wrote: »

Finally, what are the steps in buying a site? I have purchased a house before but obviously that's very different to a site. Do I need to have the site surveyed? Obviously checked out legally.

Your first port of call should be a solicitor who will check the legal documents and advise about getting boundaries checked etc.

Declan1

Brilliant, thanks for that. What is a BOQ?

muffler

Declan1 wrote: »

What is a BOQ?

Bill of Quantities which is basically a list of everything that is needed to complete your build. Very useful when seeking tenders as the contractors are all singing from the same hymn sheet as they say or if going the direct labour route it can be used for pricing the various items with different providers.

JD6910

if your site is in Fingal be sure to check the devlopment contributions applicable. i pnce read on a thread that in fingal the fees can be €40K all depending on house size etc!!!!!!!!

Build2houzz

We have recently applied for changes to planning permission, including reduction in size, in Fingal. Will be able to tell you in a few days how it goes.
The planning file will give you a good idea of any objections/issues in the original application.
The fingal development fees are a disgrace, 140e a sqft.

G

muffler

Build2houzz wrote: »

The fingal development fees are a disgrace, 140e a sqft.

You mean "square metre", yeah?