Rebuilding Exactly as Existing

BillyFishe

Do I need Planning Permission to rebuild a house EXACTLY as it is?
I have an old 2-Story detached farm house which has some structural issues and is not a listed building. It has been un-inhabited for the last 4yrs since a relative died. I recently had it surveyed and because of the Structure and Rising Damp I feel it would be better to rebuild it. The Engineer has reported that 30% of it should be condemned (LHS Gable plus back and front walls on one side - the house is a perfect rectangle)

Ideally, I would like to knock it and re-build a well insulated, radon and damp-proofed house, etc, etc. As mentioned I do not wish to relocate the house or alter the footprint or the front elevation. However I do want to add two small new windows to the back, enlarge another and move the back door. Internally it will be reconfigured to suit a modern purpose.

Am I taking an over simple view that I don't need permission because I am simply repairing structural wall and damp issues by rebuilding them?

Although I do not need to knock all of the existing house (technically it can be repaired with underpinning and Crack Repairs) the whole place does need to be gutted back to the 4 external walls - including removing the roof and internal floors.

DOCARCH

BillyFishe wrote: »

Do I need Planning Permission to rebuild a house EXACTLY as it is?

Simple answer is yes.

However, you really need to establish exactly what you intend to retain and what intend to remove and replace and then discuss with the planners.

BillyFishe

Thanks DOCARCH, what level of detail would I need to go into?

BillyFishe

Thanks DOCARCH,

I have already engaged the planners and will meet them in a few weeks once I have my proposal finalised. However, I was rather hoping to start the renovation this summer.

Incidentally (playing devils advocate here) my understanding is that I would not necessarily need planning to renovate a house. Lets say I do not make any changes to either the footprint, the site, any elevation or finishes (including windows and Slates). Then what exactly am I applying for?

I am also assuming planning permission is not required for internal modifications to ones house.

I'll bring my argument to the planners and hopefully get a favourable response.

I wonder if a Section 5 Application would be appropriate in this case and look for a Certificate of Exemption from the planners? Any comment?

Gumbo

You will be demolishing a habitable structure and rebuilding a new house to current building regulations.

Had this issue here in Dublin recently.

Planning required and subsequently a BCMS lodgement with assigned Certifier and the full rigors of the Building Control Ammendment Regulations come into play.

PMBC

kceire wrote: »

You will be demolishing a habitable structure and rebuilding a new house to current building regulations.

Had this issue here in Dublin recently.

Planning required and subsequently a BCMS lodgement with assigned Certifier and the full rigors of the Building Control Ammendment Regulations come into play.

I can understand BCMS/Building Control issues and there possibly might be an issue with wastewater treatment but he is not in fact demolishing (all of) a habitable house i.e. not all. Also the issue of habitable - how is that defined? There used to be a use of the definition of 'habitable' from the old Housing Act - 1966 I think.
I am querying these from a point of understanding rather than disagreeing.

Gumbo

PMBC wrote: »

I can understand BCMS/Building Control issues and there possibly might be an issue with wastewater treatment but he is not in fact demolishing (all of) a habitable house i.e. not all. Also the issue of habitable - how is that defined? There used to be a use of the definition of 'habitable' from the old Housing Act - 1966 I think.
I am querying these from a point of understanding rather than disagreeing.

Im sure the OP has done or has not done whatever he was going to do by now.

PMBC

kceire wrote: »

Im sure the OP has done or has not done whatever he was going to do by now.

Too true - didn't notice the year!!

Tom Hagen

kceire wrote: »

Im sure the OP has done or has not done whatever he was going to do by now.

the OP ? whats an OP

Gumbo

Tom Hagen wrote: »

the OP ? whats an OP

Original Poster

This reminds me of a situation that happened in the UK a few years ago where someone (legally) avoided the planning requirements by demolishing (and rebuilding) one wall at a time and then replacing the roof.

An extreme renovation in every sense of the word.

Paul Kiernan

I currently have planning permission to do the following work to an existing 1980's 3-wall (i.e. abutting the original house on 4th wall) flat roof extension

1. Replace the flat roof with monopitch roof.
2. Substantially change the fenestrations in two of the walls i.e new entrance and windows completely different to existing.
3. The third wall is shown on the planning as being retained!!

:)You can see where this is going, can't you?

Most of the builders I've had looking at it have said I'd be mad not to take the opportunity to replace the "retained" wall with a modern well insulated wall. They suggest I knock all 3 walls to ground level then rebuild to current building regs.

Am I allowed do this?

PS None of the walls are party walls. The wall in question is about 30cm from an existing party wall i.e. a block wall separating the two gardens.

BryanF

Paul Kiernan wrote: »

I currently have planning permission to do the following work to an existing 1980's 3-wall (i.e. abutting the original house on 4th wall) flat roof extension

1. Replace the flat roof with monopitch roof.
2. Substantially change the fenestrations in two of the walls i.e new entrance and windows completely different to existing.
3. The third wall is shown on the planning as being retained!!

:)You can see where this is going, can't you?

Most of the builders I've had looking at it have said I'd be mad not to take the opportunity to replace the "retained" wall with a modern well insulated wall. They suggest I knock all 3 walls to ground level then rebuild to current building regs.

Am I allowed do this?

PS None of the walls are party walls. The wall in question is about 30cm from an existing party wall i.e. a block wall separating the two gardens.

what your arch /eng advise?

This needs to be determined with all granted local authority particulars to hand, and with visibility of the actual situation.

mcneil

[Deleted User] wrote: »

This reminds me of a situation that happened in the UK a few years ago where someone (legally) avoided the planning requirements by demolishing (and rebuilding) one wall at a time and then replacing the roof.

An extreme renovation in every sense of the word.

Would save on the ridiculous council contributions and other fees.

DOCARCH

Paul Kiernan wrote: »

Am I allowed do this?

In theory, no. You need to abide by the planning permission you have.