2 nd floor side extension

Goldengirl

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DOCARCH

According to the Dept of the Environment and some local authorities, yes, new regulations (as in BCAR) would apply to you.

According to the RIAI (well...more correctly according to the legal opinion they obtained on the matter) and some other local authorities, no, new regulations would not apply to you.

This is a very difficult area at present!

First, I would suggest that you contact your local authority to clarify (...if they will clarify!).

Goldengirl

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Calahonda52

GG: 35k won't give u anything like a decent b iild standard or decent finish, not boasting or anything but my last client blew 15k on the en-suite: wet room etc

DOCARCH

Goldengirl wrote: »

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I would think you would need to budget approx. E40K to E45K for that...ballpark.

Calahonda52

DOCARCH wrote: »

I would think you would need to budget approx. E40K to E45K for that...ballpark.

+1
And thats without knowing what the existing roof structure is on the extension that will be built over.
It assumes the wall beneath will take it.

DOCARCH

Calahonda52 wrote: »

+1
It assumes the wall beneath will take it.

+1.

For the figure I suggested, it would assume straightforward/uncomplicated build.

For the OP, just bear in mind that a first floor extension will possibly add more value to your house than an attic conversion...so that needs to be weighed up.

Goldengirl

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Goldengirl

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Strolling Bones

Goldengirl wrote: »

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Yes and no.

Yes you should not have to pay so much for design fees for such a project - but

No- this does not mean you were being overcharged. The new regulations place a massive burden on architects meaning they have to spand a lot more time to cover all things for certifications.

RORY O CONNOR

if the side first floor extension is under40 sq meters do new regulations and restrictions kick in? We know we have to get planning p but our budget is 35k and am afraid a lot of it is now going to be taken up with architects fees.

Need PP, Don't need an AS-short form commencement notice

DOCARCH

RORY O CONNOR wrote: »

Need PP, Don't need an AC-short form commencement notice

Logic would agree...but...the Department of the Environment would not!

The DoE would say, in the case of the OP, that an BCAR applies and an AC is required.

Gumbo

In Dublin City a short form of CN would be applicable in this case. No A/C required.

Goldengirl

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Sadler32

Hi Goldengirl.

Your situation sounds abit like mine in relation to the extension, similiar size in North Dublin also. We are in the process of buying the house. The house has a existing extension, and has full planning for extending the 1st floor. Adding another bedroom, with hip roof etc. The downstair extension was built with a second story extension in mind for the strength is there etc.
I had a couple of builders in and they are quoting about 25k to errect the structure, then fitting out, and any internal redesign of hallways and rooms would be etc. My plan is just to encrease the size of the room and add an en suite, so I only needed a quote for the errection of the extension rather then a full finished quote.

I was wondering what new rules you are referring to?? and would this have any impact on permission granted in 2014.

van_beano

If going for planning permission, the fact you've already extended beyond 40m2 previously means that your new extension will be liable for Financial Contributions to be paid to the Council. South Dublin charge something like €85 per m2 example a 20m2 extension will mean you've to pay €1700 to the local council for the privilege of building on your own property!

Gumbo

Goldengirl wrote: »

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AC = Assigned Certifier, but this requirement has been relaxed under SI 365 of 2015.

CN = Commencement Notice (Still Required).

van_beano wrote: »

If going for planning permission, the fact you've already extended beyond 40m2 previously means that your new extension will be liable for Financial Contributions to be paid to the Council. South Dublin charge something like €85 per m2 example a 20m2 extension will mean you've to pay €1700 to the local council for the privilege of building on your own property!

This is 100% correct. DCC will deduct the 40 from the total and bill you for the balance.

van_beano

€90 for Notice in newspaper, €30 for commencement notice, fees for architect, fees for structural engineer.

In relation to the Financial Contributions to the council, they can be paid over a 12 month timeframe (at the discretion of the council). The Financial Contribution is a "condition" on the granted planning permission and failure to pay it will mean that you haven't complied with the condition of the planning and the council could, in theory, demand you to demolish the new structure.

Angry bird

85 bills per square metre for planning levies is scandalous.

Sadler32

Can I ask what are the additional fees once planning has been granted to building.
Obviously the big one is the cost of building, but what are the additional fees.

Gumbo

Sadler32 wrote: »

Can I ask what are the additional fees once planning has been granted to building.
Obviously the big one is the cost of building, but what are the additional fees.

Council contributions.
Builder and all associated works.
Supervision and certification.
Construction drawings instructing the builder how to comply with the regulations.

Calahonda52

Goldengirl wrote: »

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AC is assigned certifier and CN is commencement notice.
The ball game for the AC has changed since 01/09/2015 so have a peep around here for the new rules:
I wont even try summarise them.

van_beano

kceire wrote: »

Council contributions.
Builder and all associated works.
Supervision and certification.
Construction drawings instructing the builder how to comply with the regulations.

Don't forget the "unforeseen" problems that pop up during construction tying the new build into the old build - existing foundation issues, existing roof issue.

Out of that quoted list from kceire, apart from the build itself, you could be looking at the guts of €4k-€5k+costs on architect fees, council contributions, engineer costs, project manager, outside agencies cost (ESB Networks / Gas Networks Ireland if meters moved) etc

Sadler32

Hi Van-beano.
Thanks for the message. Yeah hopefully not to many unforeseen. Have had a builder out to look at the foundation and existing extension - all fine and enough strenght to build on top.
Old roof on the house was just done - so all good there too.
The plans from the architect for the pp came with construction drawings so all good. The plans were for an extra room, so the upstairs layout was going to be changed. We have decided to just extend the room rather then add another, so we wont have to play with the layout cutting costs. Will only have to add a few sockets and light fittings. But even that is looking at about 25K for construction.
so good to have a ball park figure for extras.
I was hoping that 35K should do it which is looking possible. obviously the level of finish etc will add to the cost etc, but the important thing is to get the walls and roof on, I can do the internals myself if necessary....

Goldengirl

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Goldengirl

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