options on perculiar site/planning/

jack77

Hi all, a site is coming on the market which has the house up to foundation, but the planning is lasped by about 4 years i'd say at least, it's in my local area so i'd be interested, so a few questions for ye and any opinions would be great,
(1) how hard would it be to get planning reissued & cost
(2) would a bank give a loan for such a project
(3) does the whole percolation have to be re done?
(4) what would the value of the work done be? (its an average 4 bed bungalow)
(5) would the foundation be covered by homebond insurance still?
(6) am i crazy to even think about it
(7) would a builder take on a such a job
(8) could i change the internal layout easily
(9) should the seller sort the planning before sale or have it as a condition of purchase
(10) does the fact previous permission was given make it easier to get retention on works carried out?
Sorry the questions are so random just putting them down as they come into my head.
Any other problems, issues, or questions please add in.
looking forward to seeing ye're thoughts

muffler

1. Planning isn’t “reissued, you have to start with a new application.
2. If you satisfy the lending criteria and can get certs to cover the founds then I don’t see why not – but see below.
3. Is it done already? Even if it is you will need another site assessment carried out for the new planning application and the results of that will determine it.
4. Completely impossible to answer. You need someone to visit the site to estimate a cost.
5. Was it covered initially? Even if it was I doubt if Homebond will stand over it now.
6. Yes.
7. If you mean to build from foundation stage onwards then it’s highly unlikely.
8. No, not without revised plans and planning permission.
9. No idea. You need to reach agreement on that with the seller.
10. Sometimes yes but policies change and you may not get permission at all.

If the founds are in about 4 years I would advise you (without seeing the works obviously) to consider ripping all out and starting from scratch. You definitely need to engage a local architectural technician/architect/engineer to visit the site and see what’s what and advise you accordingly.

DOCARCH

muffler wrote: »

If the founds are in about 4 years I would advise you (without seeing the works obviously) to consider ripping all out and starting from scratch.

+1

I wouldn't just consider I would suggest you would need to remove the foundations and start again. Depending what part of the country the site is in, and if the founds are a couple of years old, there is a good chance the concrete is frost damaged, having come through a couple of hard winters in that time (unless the founds were properly covered/protected).

If considering retaining the founds, samples of the concrete should be taken and tested.

jack77

hadn't even thought of damage to the foundation, would any engineer be able to organise the test on the concrete for me? thank's for the replies a lot to think about

muffler

jack77 wrote: »

hadn't even thought of damage to the foundation, would any engineer be able to organise the test on the concrete for me? thank's for the replies a lot to think about

Yes, get a structural engineer on board

DOCARCH

Yes, if considering retaining foundations, engage a good structural engineer to help and advise you.

Another thought came to me that you will need confirmation of what type of concrete was used to the foundation and what type of reinforcement was used in the foundation.

A test will/should tell you the strength of the concrete, at this point, but you may also have to open/cut the foundations at selected sample points to see what reinforcement is there (or have the foundations x-rayed!). I would not take the vendors word on reinforcement and what should be there.

All in all, I would suggest better to allow for starting again from scratch, especially if you are consideraing changing layout of internal walls.

Open A

If you are starting from scratch, you need to allow for the cost of taking out the existing foundations as well as the cost of new ones.

The planning application will be a lot cheaper if you have a design already - if you can get your hands on all of the AutoCAD drawings, I would say €500 will cover it. Of course, this would mean missing the opportunity to build something designed for you.

profplanner

Before going to expense of testing the foundations, speak to a local AT / Arch / Planning consultant and seek out any issues there may be regarding getting planning permission. This includes zoning, sight lines, percolation etc. as the policies and standards could have changed greatly since the planning lapsed, or even since it was granted 5 years earlier. It may be harder to get permission this time around so if you are considering purchasing, only purchase the site subject to planning.