Building Regulations for a cottage

lampshadelucy

Hi,
I live abroad and would like to build a cottage/holiday home on family land back in the aul sod.
It would be a very simple inexpensive sub 60 sq metre two bed cottage but planning regulations have become steadily more complex and compliance with them more expensive.
Septic tanks are out and renewable heating in which seems like a bit of overkill for somewhere I may be staying in for only a few weeks/months a year with the option to retire there later in life.

I'd like to build a cottage which is off-grid, uses an existing well on the land and a simple septic tank out the back. cooking would be done with gas cylinders and heating would be with a stove/boiler fed with turf and wood from the adjacent wood and bog.

Are all building regs enforced for small cottage/holiday homes?
Your views please.
Lampshadelucy.

BryanF

Yes

DOCARCH

BryanF wrote: »

Yes

+1

muffler

lampshadelucy wrote: »

Are all building regs enforced for small cottage/holiday homes?

Im going to differ a wee bit from the other guys and say no (mostly) but in a roundabout way I agree with them.

The position regarding building regulations is that the owner is responsible for ensuring compliance. To not comply is basically breaking the law but who ensures that you comply? You do.

There is no regulatory enforcement of the regs as such. Here in Donegal (probably the same as other counties) the BC dept have a 15% target of inspections of new builds and that would entail one visit but in reality they are tied up with paper work and very very rarely get out to sites.

If you have a mortgage then you will need a professional there to sign off on the works. Even if you dont have one and if you ever go to either mortgage the property or sell it then complying and certification of compliance becomes a big factor then.

It is in your own interest to have your house in order so to speak.

On the planning front the issue of your septic tank will only be addressed by having an assessment carried out prior to making the planning application. The application wont be accepted without a report which will specify which type of system is to be used and just to note that septic tanks aren't entirely ruled out either...all down to soil conditions really. If you build and dont put in the specified treatment system then you will be in breach of planning regs but ditto as per the building regs.

lampshadelucy

Thanks for response.
What sort soil conditions for septic tank?
Site would be sandy limestone ground with very good drainage.
Fitting a small solar panel matching house size wouldn't be too expensive.

Poor Uncle Tom

You won't be able to determine whether a septic tank is acceptable or not here, only an on-site assessment will sort that out for you.

Regarding the solar panel, who ever is designing your house will need to consider the inclusion of renewables as part of the overall design package.

Slig

As you are only going for a small house it may be more practical to buy an existing house, prices at the moment are very very low (50% of the build cost or lower in many cases), its easier to get a mortgage and you wont have to worry about building regulation compliance.

sinnerboy

muffler wrote: »

Im going to differ a wee bit from the other guys and say no (mostly) but in a roundabout way I agree with them.

The position regarding building regulations is that the owner is responsible for ensuring compliance. To not comply is basically breaking the law but who ensures that you comply? You do.

There is no regulatory enforcement of the regs as such. Here in Donegal (probably the same as other counties) the BC dept have a 15% target of inspections of new builds and that would entail one visit but in reality they are tied up with paper work and very very rarely get out to sites.

If you have a mortgage then you will need a professional there to sign off on the works. Even if you dont have one and if you ever go to either mortgage the property or sell it then complying and certification of compliance becomes a big factor then.

It is in your own interest to have your house in order so to speak.

I agree with all the above but I will split hairs a little further by saying that enforcement of building regulations by Local Authorities - does not exist in any practical sense or meaning.

Enforcement is applied by those who lend money on properties - in an admittedly un-even and ad-hoc manner. Lenders appoint solicitors who appoint surveyors who produce certificates ( of compliance with Planning / B Regs) . Even during the good years I have seen sales and re mortgaging ( business loan application ) fail over non compliance. Things will only get tougher into the future.

My own belief is to a very large extent worry not about local authorities who will continue to avoid their legal responsibilities. It is unlikely they will collar you. Worry about being stuck with a property at a time in life when it would suit you better to sell it . Or find you can't rent it or borrow on it.

If you don't comply - you will regret it.

lampshadelucy

I'd be looking to build mortgage free on family land so I don't have to worry about bank sticking their nose in to my business.

I wouldn't be able to buy something as cheap, practical and comfortable as what I have in mind and obviously a secondhand house wouldn't be located next to my family.

So basically based on what is said above by other posters I can specify plans to meet building regs and then forget about the building regs once the permission has been granted until it comes time to sell and as long as I haven't painted myself in to a corner with alterations to the house I can spend the money at that time to meet the regulations and then sell on although I wouldn't see myself selling anytime in the near to medium future.

sinnerboy

No one said snything like that. Break the law at your own risk.

lampshadelucy

I'm not seeing anything morally wrong with avoiding expensive building regulations with regard to septic tank for a tiny cottage where I know that locally septic tanks work well so might not even be an issue and where wood from the adjacent wood is used to heat.
What are the consequences of non-compliance from a legal perspective?
I'd expect they'd be no more than to bring the building in to compliance.

muffler

lampshadelucy wrote: »

I'm not seeing anything morally wrong with avoiding expensive building regulations

Morally and legally are 2 different things.

lampshadelucy wrote: »

with regard to septic tank for a tiny cottage where I know that locally septic tanks work well so might not even be an issue

You see, it doesn't matter what you, me or joe soap perceive how other tanks work in the area. Its what the site assessment throws up that counts and we dont have a choice in the matter. Rules, regulations, requirements have all changed over the years and what was acceptable 5 or 6 years ago may well not be the case now.

lampshadelucy wrote: »

and where wood from the adjacent wood is used to heat.

And that is to be encouraged.

lampshadelucy wrote: »

I'd expect they'd be no more than to bring the building in to compliance.

Wishful thinking. Looking at some way to save yourself say 5k now could cost you 4 times that to bring the works up to a compliant standard.

lampshadelucy wrote: »

What are the consequences of non-compliance from a legal perspective?

The BC Act provides for heavy monetary penalties and/or imprisonment upon conviction. Thats how serious it is.

You seem to have a certain cavalier attitude in relation to the regulations. Trust me this will catch up on you somewhere along the way and you will pay a heavy price.

muffler

Mod hat on: Im less than impressed with your last post which you have now removed from the public view. If thats your attitude to how we run this forum and you feel like you can stick 2 fingers up at the law of the land then carry on so. But you wont use our forums to help you on your way.

Thread closed.