Planning newbie questions

mickman

hi Guys

Appreciate any help that anyone can give.

i am thinking of purchasing a site subject to planning and have a few questions

1. Does subject to planning mean outline planning or full planning or is this the buyers choice
2. If outline is requested and granted, and you apply for full planning towards end of outline (close to the 3 years being up) , is this time taken out of hte 5 year total for full or does the 5 years only begin after full is granted
3. If a house right next door is a dormer, does this usually mean that only a dormer will be granted again ?
4. Are there people that provide services like coming to the site, analyzing the site from a water / elevation etc point of view / and making recommendations as to what kind of planning would be possible to get on the site and give an estimate of any costs like elevation work etc that i wouldnt understand or any unforseen costs

The site is flat to me but to a builder it may not be :-)

5. does it ever happen that outline is granted and then you go to apply for full at end of 3 years and the council reject all potential building on the site

P.S. site is in county cork

Aard

I'll just answer #5. If you are granted outline planning permission and subsequently apply for planning permission, that planning permission cannot be refused for any reasons that were granted at outline planning permission stage. In other words, if you are granted outline planning permission for residential development, at full planning permission stage, they cannot backtrack on that and say that residential development is not allowed.

mickman

Aard wrote: »

I'll just answer #5. If you are granted outline planning permission and subsequently apply for planning permission, that planning permission cannot be refused for any reasons that were granted at outline planning permission stage. In other words, if you are granted outline planning permission for residential development, at full planning permission stage, they cannot backtrack on that and say that residential development is not allowed.

Thanks for that

shane6977

1. Usually you pay the vendor a deposit. You then apply for planning on the site, if succesful you pay the balance and purchase the site, if not you get deposit back. Make sure you agree refund with vendor beforehand!

2. Full planning is new application, so you have 5 years to complete The build from grant of planning.

3. Not necessarily.

4. Yes, architects, architectural technologists, engineers.

5. As Aard's answer above.

hexosan

shane6977 wrote: »

1. Usually you pay the vendor a deposit. You then apply for planning on the site, if succesful you pay the balance and purchase the site, if not you get deposit back. Make sure you agree refund with vendor beforehand!

Just on this point get a solicitor involved (you'll need one down the line anyway) and do not hand any money over to the vendor. Have a contract drawn up and pay the money through the solicitors that way you'll definitely be able to get the deposits back should you not get planning.

Without a contract in place, if you get planing there's nothing to stop the vendor pulling out or looking for more money for the site because it's more valuable now with planning.

mickman

thanks guys, some great help there - really appreciate it

one last thing - im not sure if its zoned or not, I would imagine its A3 . We have lived in north cork for 9 years in different towns and my fiancé has worked in north cork for all that time. I understand that you need to be tied to the area in some way for 7 years ?

Who is the best person to advise us on this ?

BryanF

mickman wrote: »

thanks guys, some great help there - really appreciate it

one last thing - im not sure if its zoned or not, I would imagine its A3 . We have lived in north cork for 9 years in different towns and my fiancé has worked in north cork for all that time. I understand that you need to be tied to the area in some way for 7 years ?

Who is the best person to advise us on this ?

It's is an extremely difficult thing to address when your not a farmers son/daughter and that's my experience of cork coco. You need to pin point the site and discuss with the local planner. But but but: in my experience and biased opinion you must take an arch or planing consultant with you. I'm sick of taking the lead from clients who met the planner on their own, tell me 'it's grand', submit the application, rejected on housing need/zoning, then they blame me..rant over

mickman

BryanF wrote: »

It's is an extremely difficult thing to address when your not a farmers son/daughter and that's my experience of cork coco. You need to pin point the site and discuss with the local planner. But but but: in my experience and biased opinion you must take an arch or planing consultant with you. I'm sick of taking the lead from clients who met the planner on their own, tell me 'it's grand', submit the application, rejected on housing need/zoning, then they blame me..rant over

thanks

sent you PM there for your details