Planning Permission Privacy Nightmare!!

EmCrimmo

Hi Guys,
I'd really appreciate some feedback on a major problem myself and my boyfriend are having with planning permission at the minute.
We are still only on the Pre-Planning meetings / advice at present.

We are hoping to build a 1.5 storey dwelling about 1km from my partners house in Wexford. Initially we were worried about the 1.5 house as it is beside a small bungalow built just on the roadside. But since meeting the planner down in the council offices her main issue is that our house will over look the neighbours back garden. (privacy issue).
We know the neighbour and he has written a letter and signed it saying he has no issues with us building there behind him whatsoever that he would prefer us building further back as we wont obstruct his present view. So I'm along the lines of.... If there is a problem ... fix it and as far as I'm concerned we have done just that.

We travelled around Wexford yesterday looking for houses and cases just like ours and found quite a lot so we have printed off all images / houses. What really frustrates me is that how can it be one rule for some and different for another..
We have a meeting with the main head planning officer tomorrow afternoon so if anyone has any advice for me to back me up tomorrow I would really appreciate it. I'm at my wits end!!

Cheers

BryanF

Is your architect attending the pp meetings with you?

Whosthis

I have absolutely no experience with anything like this but just thinking about it logically.

Have the planning laws changed recently?

Is there a new planning officer? ( Different interpretation of the laws )

Although the current neighbour to the rear has no objection with the privacy issue, could future neighbours? ( If he were to sell. )

Strolling Bones

Keeping a common frontage / building line is what planners will tend to aspire to so no surpises there. .
No surprises too that you find a lack of consistency whilst driving around but don't forget we have have a fading history in Ireland of disragarding planning and building controls so you not really seeing the councils inconsistencies but the "sure whose going to stop me" mentality of so many self builders past.

Keep you neighbours letter. S/he has stated in wrting no objection in principle to you building a house ( disregard the part about setting it back).

Priortize what the planners want over what your neighbours want. You can later shrug your shoulders at the neighbour throw the eyes to heaven and blame the council.

sydthebeat

1. precedent will only be referred to if its in the councils favour ie (a) we wont give permission because it will set an unwanted precedent; and (b) just becuase we made mistakes in the past doesnt mean we will make them again in the future.

so i wouldnt waste energy trying to argue precedent

2. just because your neighbour is willing to give a letter of permission does not automatically mean the development is proper planning. The planners first allegiance is to the county development plan and national standards.

3. if the design is an issue, change the design. That is not an unreasonable request if there are reasonable alternatives.

EmCrimmo

Thanks Guys,
No I haven't asked my Architect to come. Would that make much of a difference?
Also I'm wondering if we were to sow hedging and trees along the border would that make any more of a difference? Or possibly positioning the house at a different angle so there are limited windows overlooking his back garden?

Thanks

BryanF

BryanF wrote: »

Is your architect attending the pp meetings with you?

EmCrimmo wrote: »

Thanks Guys,
No I haven't asked my Architect to come. Would that make much of a difference?
Also I'm wondering if we were to sow hedging and trees along the border would that make any more of a difference? Or possibly positioning the house at a different angle so there are limited windows overlooking his back garden?

Thanks

Bring your planning advisor/architect to all planning meetings. They will insure meeting minutes are recorded and will help you Interpret the planners requirements.
Landscaping may be the answer here, along with clever use of glazing, roof/layout design and floor levels

Drift

If you are deviating from the established building line this could be problematic. Particularly if you are planning to locate your house further from the road than the neighbours - thus meaning that the front of your house is looking at the back of the neighbours. You'll need very good planting/upper window positioning/layout to make the argument that you should be allowed look at his/her back door!

On the other hand if the building line is roughly similar it should be a relatively straightforward job (particularly for a storey and half) for your designer to adjust the high level side and rear windows so that no over-looking occurs. Large roof windows (velux or similar) to the rear of your storey and a half might be a "relatively" cost effective way of approaching it. There are other alternatives like screens and angled windows which could be made into features if appropriately designed.

I'll echo what BryanF and Syd have said:
1. Bring your house designer / planning consultant to the meetings. It's part of the reason you employed them.
2. Absolutely no point arguing precedent to a planner. It's not a court of law and they are free to adjust their interpretation of development plans to match prevailing thoughts on good planning and development. (Or at a whim if they so desire!)

sky6

+ 1 for what Bryanf has said. But also.

Instead of telling them what you want, sometimes the best approach is to ask them what would they like to see.
The difference might be very little.