Advice for TF cladding + planning Time constraints

The Parrot

morning guys

i know this is a tough question to answer but the reason im asking it as i have been given the option to buy a plot of land with planning permsion already approved.
the problem is the house is much bigger than i was first thinking of building but the site is to nice to just dismiss.
its going to be very hard to change the plans so im trying to figure out my options one was

what is the best option for timber frame external cladding i was thinking cement board but this is looking to be more expensive than i thought it would be.

so what is the best value/ to performance option i can go for.

thanks in advance

sydthebeat

the best bang for buck cladding is simple blockwork.

after that you need to determine if you are building a single skin system and what impact that may have on home insurance.

i have specified both cement board and cedar cladding and both have pros and cons.


I think a more pertinent question is why you think its going to be hard to change the plans? Mostly, applications to change the house design to a smaller dwelling sail through planning.

The Parrot

main reason i dont think we can adjust the planning is it is up in march.
already had an extention put in place as the planning ran out.
and the only reason the plot is being sold is due to lack of funds to build now. circumstancs changed like alot of people.
and it already has the section 47 down on it. so im lucky enough im within 5 miles.

so from what i understand and time lines the planning was granted before the ber cert came in and the eis was needed so if we were to re apply we would have to jump through hoops and more than likely not be given permission.



thanks for the promt reply

The Parrot

This is just an question as im trying to get as much advice as i can before i go ahead with anything.

the plans are already down. house is bigger than i was thinking of building. but its a really nice rural location.
the questions i wanted to ask is..

1. is there a time frame on how long it takes to build the house as i was thinking i could build one section of the house and then once that is livable do the rear section myself as the house plans are fairly roomy.

2. is there any issues with weatherproofing doing it this way. at the so called extention sections.

i have already pointed out in another thread that i belive it will be difficult to change the plans due to when the plans were passed. the site has been there for about 5/6 years now .
im trying to get an idea to see if it is doable as either way i will have to take on alot of work myself and i want to try and keep the major lead time down due to not being able to afford the top up mortagage and rent at the same time.

thanks for any and all advice in advance

sydthebeat

The Parrot wrote: »

main reason i dont think we can adjust the planning is it is up in march.
already had an extention put in place as the planning ran out.
and the only reason the plot is being sold is due to lack of funds to build now. circumstancs changed like alot of people.
and it already has the section 47 down on it. so im lucky enough im within 5 miles.

so from what i understand and time lines the planning was granted before the ber cert came in and the eis was needed so if we were to re apply we would have to jump through hoops and more than likely not be given permission.



thanks for the promt reply

#

time constraints make sense, but assuming a planning application was granted after the shortest time, 12 weeks, (say the end of december) and assuming you could get the build to 'blockwork' complete stage by expiry... you could apply to extend the duration to finish the build.

as an aside, you are still required to have a final BER certification done before occupation AND you are required to comply with 2008 Part L regulations.... which means you'd need a provisional BER (DEAP) assessment prior to commencing.

The Parrot

so technically you need the build finished by the end of the planning permission
aww i thought once it was started before the end you were fine. this is why im looking at all this.

so i coouldnt build half the house make it air tight and ber correct then finish the next section.
this is looking like it will be harder and harder to get it down looking at the time constraints.

sydthebeat

ive merged these threads because they are basically the same query.

sydthebeat

The Parrot wrote: »

This is just an question as im trying to get as much advice as i can before i go ahead with anything.

the plans are already down. house is bigger than i was thinking of building. but its a really nice rural location.
the questions i wanted to ask is..

1. is there a time frame on how long it takes to build the house as i was thinking i could build one section of the house and then once that is livable do the rear section myself as the house plans are fairly roomy.

2. is there any issues with weatherproofing doing it this way. at the so called extention sections.

i have already pointed out in another thread that i belive it will be difficult to change the plans due to when the plans were passed. the site has been there for about 5/6 years now .
im trying to get an idea to see if it is doable as either way i will have to take on alot of work myself and i want to try and keep the major lead time down due to not being able to afford the top up mortagage and rent at the same time.

thanks for any and all advice in advance

You cannot build a house in phased sections because the dwelling that will exist when planning expires will be different to that which was granted permission. Its all or nothing im afraid.

You should still look at redesigning as a viable option.

sydthebeat

The Parrot wrote: »

so technically you need the build finished by the end of the planning permission
aww i thought once it was started before the end you were fine. this is why im looking at all this.

so i coouldnt build half the house make it air tight and ber correct then finish the next section.
this is looking like it will be harder and harder to get it down looking at the time constraints.

no. what is said was 'blockwork complete'

the council accept this generally as 'substantially complete' and can then grant an extension to finish.

In the usual schedule of works, blockwork complete may only be at 40% stage.

The Parrot

no worrys sorry for the double threads , it was ment to be 2 seperate querys that fell into one.

im fairly new to all this. block work would be the main outer structure and foundations. ? as i was planning on a timberframe house. as seems like the quickest and cheapest option in my viewpoint for myself.

sydthebeat

well, with timber frame, once the frame is standing that would be consider 'substantially complete' in my view... but thats something you should have copper fastened by the planning authority should you go down that route.

you say an extension was already granted to the permission..
how much longer was it extended to? 5 years? which would mean the original permission was due to expire in 2008?? is that correct?

The Parrot

yup from what i know. i dont have the plans in front of me and unfortunaly i really dont like the chances of me getting the timber frame in place by the march deadline still have to get a few things approved i have substantial backing but will need a mortage to top up the rest of the build. and changing the plans before then means drawing up plans and 12 weeks min as you said in wicklow never happens.

The Parrot

can i ask another question does anyone have a any experience with the wicklow planning office and how quickly planning permission goes through at the moment.? and how hard to get it is. i am of the local area and within 5 miles of the site im looking at so section 47 should not stop me

sydthebeat

while i am not located in wicklow, any application to "change the design" deals solely with that matter. All other issues such as local need, entrance sightlines, site effluent treatment etc are already dealt with so do not arise when you do not increase the occupancy.

As you intend to make the design smaller (reducing the ridge height as well i assume) these kind of applications tend to sail through. as a precursor you can arrange a pre planing meeting, bring in your proposed design, and ask the planner if they forsee any issues arising with the design. Possible issues should be easily dealt with at a pre planing meeting.

that being said, its alwasy a risk you take that Further Information will be sought.

The Parrot

yea thats what the current owners are worried that if we do go to them to try and change the plans that the will cancel the permission

muffler

The Parrot wrote: »

yea thats what the current owners are worried that if we do go to them to try and change the plans that the will cancel the permission

No, they cant do that.

If you are applying for revisions to the house design then, as pointed out, that forms the basis of the application. If on the unlikely event that they did refuse such an application the "parent permission" is still valid and you can fall back on that.

You also asked about timescale. Doesn't matter which county you are in as there are statutory time frames in place which all planning authorities must adhere to. They cant make a decision any quicker than 5 weeks and they must make a decision or request more information within 8 weeks. Just be aware also that after a decision is made there is another 4 week period to allow for any appeals.

And dont forget to submit your commencement notice to the building control dept.

The Parrot

Thanks for that info didn't know you had to submit a comencent letter knew to this but learn quick

The Parrot

just seen an idea / system were the finally render was 100m eps board finished with a lime render.

wonder what the pros and cons to this are. thanks in advance