Seperate Site or not

kilburn

Hi folks, I am throwing an idea around in my head at the moment and looking for some constructive criticism. I have a house which is very close to the city 2 minute drive ten minute walk at max.

I am planning on putting the house up for sale and moving. My issue is I have a very large site that you would comfortably build a detached 2 storey house on. So my options are

A - sell the house and land as is.

B - knock the garage, seperate the site and sell the site and house as 2 seperate units.

C - get planning for the site and sell the house with planning for a new house adjacent to it.

Which would be the best option. I fully expect objections to planning as well.
Looking to maximise sale value and getting plans done is not an issue.

Cork selfbuild

What size is the existing site? Where on the site is the current house situated?

If you were to divide the site what size would be the new plot?

kilburn

The house is a semi-d on a corner site. House is on the right hand side of the site and the land to the left.

Total site area is 5124 ft squared.
Existing house is 1200 ft squared including garage.

You could actually split it straight down the middle and fit another house with a garage on a circa 2500 ft squared plot

kilclon

Speak to a few estate agents and they will tell you soon enough. Bear in mind the added expense involved in dividing the sites and associated conveyancing fees.

kilburn

Plan on it but i am sure planning would add value

kilclon

So whats the question then? Without doing specific valuations based on each scenario, you will not know which is most profitable. It is quite case specific which option will be the best. As you say however, having pp on a site usually adds value whereas a planning refusal is likely to reduce its value. This is where you need to be careful.

kilburn

kilclon wrote: »

So whats the question then? Without doing specific valuations based on each scenario, you will not know which is most profitable. It is quite case specific which option will be the best. As you say however, having pp on a site usually adds value whereas a planning refusal is likely to reduce its value. This is where you need to be careful.

True and i fully appreciate your point that is my concern, sure the neighbours will object but cant see on what grounds it would not overlook any properties

martinn123

kilburn wrote: »

Hi folks, I am throwing an idea around in my head at the moment and looking for some constructive criticism. I have a house which is very close to the city 2 minute drive ten minute walk at max.

I am planning on putting the house up for sale and moving. My issue is I have a very large site that you would comfortably build a detached 2 storey house on. So my options are

A - sell the house and land as is.

B - knock the garage, seperate the site and sell the site and house as 2 seperate units.

C - get planning for the site and sell the house with planning for a new house adjacent to it.

Which would be the best option. I fully expect objections to planning as well.
Looking to maximise sale value and getting plans done is not an issue.

I think you may find the LA's attitude to your plans as you have outlined it here quite negative.
It's not their remit to enhance the value of your land/ house, by granting planning, to maximise the sale value, thereafter.

You would need a valid reason to apply for planning on the in-fill site, such as a son/daughter requiring to build a home, beside parents.
Talk to someone familiar with Planning in the area, and then an Auctioneer, while it's a good plan to maximise the value, your reasons i.e sale, may not please the Planning Dept.

kilclon

Infill development is usually encouraged close to town centers. From the current development plan.

Corner/Side Garden Sites
The Planning Authority will take into consideration the following in assessing proposals for the development
of corner/side garden sites:
• Does it reflect the character of the street integration and compatibility of design and scale with adjoining dwellings, paying attention to the established building line, proportion, heights, parapet levels and materials of adjoining
buildings.
•The maintenance of the front and side building lines where appropriate.
•Impact on the residential amenities of adjoining sites.
•Impact on the character of the streetscape.
•The maintenance of open space standards and refuse storage for both existing and proposed dwellings.
•The provision of a safe means of access to and egress from the site which does not result in the creation of a traffic hazard.
•The provision of appropriate car parking facilities.
•In general apartment blocks will not be considered for corner/side garden sites.

Infill Housing
In order to comply with general policy on infill sites and to make the most sustainable use of land and existing urban
infrastructure, the Planning Authority will permit the development of infill housing on appropriate sites. In general, infill
housing should comply with all relevant Development Plan standards for residential development, however, in certain
limited circumstances; the Planning Authority may relax the normal planning standards to allow development to take
place.
In all cases where permitted infill housing should:
•Have regard to the existing character of the street by paying attention to the established building line, proportion,heights, parapet levels and materials of surrounding buildings.
•Comply with the appropriate minimum habitable room sizes.
•Have a safe means of access to and egress from the site which does not result in the creation of a traffic hazard

http://www.limerickcity.ie/media/Limerick%20City%20Development%20Plan%202010-2016%203.pdf