Planning submitted - what next

3ryan

Hi I have planning submitted- I am just wondering what is next? Do I have to wait for planning to be granted before I submit to builders or would it really matter. Do people normally get a QS to cost the project even if they are getting 3 building quotes. Thanks

Gumbo

Wait for permission to come through.
No point paying your engineer or architect to fully prepare tender drawings, issue tender drawings and then the council condition some changes.

Everything will have to be done again to get a price at that time.
If it was me I'd sit easy. But it depends on what you are applying for and what the chances of refusal or changes are.

3ryan

Thanks it's a 2 storey house. I don't think I will have any issues - neither does the architect more importantly but you never know. I will sit so- I just wanted to start building in Spring and I'm worried bout delays

Gumbo

3ryan wrote: »

Thanks it's a 2 storey house. I don't think I will have any issues - neither does the architect more importantly but you never know. I will sit so- I just wanted to start building in Spring and I'm worried bout delays

Depends on location i suppose. Where are you based?
Did you have a pre planning meeting?

Have you decided if you are going the Assigned Certifier route or the Opt Out route?

3ryan

based in county Carlow- rural location on family land. oh what is the opt out route? We engaged the architect prior to the laws being changed in September

Gumbo

3ryan wrote: »

based in county Carlow- rural location on family land. oh what is the opt out route? We engaged the architect prior to the laws being changed in September

Google SI365 2015.
I wouldn't recommend it on a new build personally.

Angry bird

8 weeks for council to make decision be it grant, further information or refusal. Assuming it's a grant then 4 weeks to appeal decision to An Bord Pleanála. Assuming no appeal then get the building drawings going and submit commencement notice per building regs. As kceire advised, best to go this route than opt out.

Gerryww

As frustrating as it may be your best option is to sit on your hands to a certain extent until the planning comes through. As you are in a rural area you never know what the planners will come back with even if you are confident of being granted permission they could easily throw a spanner in the works which would undo all the work you do whilst waiting for a decision.

Try and use the time you have to do some research into topics/questions for which you will have to make decisions at a later date. Building system, heating, etc etc etc

Oh and btw best of luck with the planners

Wegian

There is loads you can do as Gerry outlines. We are at the same stage at the moment

Research your options
- Building plans prep - talk to your engineer about what you need to know / decide for building drawings
- Mortgage (unless you have a pot of gold) - get researching your options, visit the banks and find the best deal
- Block build / Preformed build / timber frame
- Strip Foundation or raft
- Heating systems - research types and go visit vendors / get quotes
- Windows - Send your plans to vendors and get quotes

shugy

3ryan wrote: »

based in county Carlow- rural location on family land. oh what is the opt out route? We engaged the architect prior to the laws being changed in September

What law changes?

Gumbo

shugy wrote: »

What law changes?

Google SI9 2014 then the law changed in September 2015 and that is SI365 2015.

shugy

kceire wrote: »

Google SI9 2014 then the law changed in September 2015 and that is SI365 2015.

I knew about the s19 but don't know anything about its changes. Can you give me in in a nutshell. Did they do away with it because I remember the outcry about this stupid thing.

Gumbo

shugy wrote: »

I knew about the s19 but don't know anything about its changes. Can you give me in in a nutshell. Did they do away with it because I remember the outcry about this stupid thing.

Nutshell = opt out clause. But the works go on the register as being opted out of. Easy for future buyers to see this. If being financed, banks will still require stage payment certificate from engineer or architect.

AC still required on multi unit works or works with require a FSC.

shugy

kceire wrote: »

Nutshell = opt out clause. But the works go on the register as being opted out of. Easy for future buyers to see this. If being financed, banks will still require stage payment certificate from engineer or architect.

AC still required on multi unit works or works with require a FSC.

What's wrong with future buyers seeing it. I would not buy a house because someone optted out of using an builder/architect for these bul*sh*t changes.

Gumbo

shugy wrote: »

What's wrong with future buyers seeing it. I would not buy a house because someone optted out of using an builder/architect for these bul*sh*t changes.

That's your opinion. And your entitled to it. There may be buyers in the future that will walk away because of it, or there may not be. Nobody knows just yet.

Petermc83

if you were building an extension to an existing house? sub 40m2... what option would you recommend?
We have received planning permission recently and are waiting for the architect to come back to us so we can start the detal drawings.

Angry bird

You have planning for an extension I assume, therefore wait for the architect to come back re detailed building drawings, minor alterations may be exempt from planning.

bemak

shugy wrote: »

I knew about the s19 but don't know anything about its changes. Can you give me in in a nutshell. Did they do away with it because I remember the outcry about this stupid thing.

Don't opt out. Even though it's an additional expense, it's better for you in the long run. It will promote higher quality too - if a builder knows you've opted out then he might ease off on the quality!

3ryan

Thanks everyone for their replies. I have planning submitted and now have 1 issue - can I change the size of the site or would that result in another application. It's only a minor change instead of having 0.9 acres I would have 0.8 to build my house on

Gumbo

3ryan wrote: »

Thanks everyone for their replies. I have planning submitted and now have 1 issue - can I change the size of the site or would that result in another application. It's only a minor change instead of having 0.9 acres I would have 0.8 to build my house on

Contact the planner ASAP and see can you lodge it as additional information. If it goes past a certain time they cannot accept it and you may have to go through the planning process again.

3ryan

kceire wrote: »

Contact the planner ASAP and see can you lodge it as additional information. If it goes past a certain time they cannot accept it and you may have to go through the planning process again.

Oh no - the site isn't in my name yet- on transfeR can I not just take off the bit extra?

Gumbo

3ryan wrote: »

Oh no - the site isn't in my name yet- on transfeR can I not just take off the bit extra?

Did you lodge a letter of consent with the application?
It may make no difference, but it may have an impact on your foul/surface water discharge system which I assume you had to have designed and lodged with the application.

3ryan

kceire wrote: »

Did you lodge a letter of consent with the application?
It may make no difference, but it may have an impact on your foul/surface water discharge system which I assume you had to have designed and lodged with the application.

Yes a letter of consent was lodged. Yeah we have plenty of room to knock off 0.1 without the percolation area and treatment system being disturbed and it would still be more than the required distance back from the house

BryanF

Had this issue of change of boundary in cork county. Resulted in 2nd application.

3ryan

BryanF wrote: »

Had this issue of change of boundary in cork county. Resulted in 2nd application.

How would the council find out if you just off 0.1 off your site?

Angry bird

Different site, different planning application.

3ryan

Oh I really don't have to submit another application. How much land physically does a house go on? My real problem is a tax one- I didn't say earlier as I am not sure it is allowed - I have 1.1 acres and am only allowed a CAT/ CGT exemption on 1 acre exclusive of area for house

Angry bird

Either a fresh application now, or 'retain alterations to site boundaries' later. Probably a mere formality, but still has to be done. Or third option: 'retain alterations to boundaries and complete dwelling etc.', if you intend building soon.

3ryan

Angry bird wrote: »

Either a fresh application now, or 'retain alterations to site boundaries' later. Probably a mere formality, but still has to be done. Or third option: 'retain alterations to boundaries and complete dwelling etc.', if you intend building soon.

What is the 3rd option? can I build and then change the site boundary? I would only be talking about losing 0.06 of an acre as my house is on 0.04 based on the drawings.

Gumbo

3ryan wrote: »

What is the 3rd option? can I build and then change the site boundary? I would only be talking about losing 0.06 of an acre as my house is on 0.04 based on the drawings.

You are losing 0.1, don't try make the figures work for you.

If you want everything done legal and correct, sort it out now as what happens if the retention is refused?

If your site is not planning compliant, how are you expecting certificates of compliance and/or stage payments certificates during the build?

3ryan

kceire wrote: »

You are losing 0.1, don't try make the figures work for you.

If you want everything done legal and correct, sort it out now as what happens if the retention is refused?

If your site is not planning compliant, how are you expecting certificates of compliance and/or stage payments certificates during the build?

What is a certificate of compliance? It is actually only 0.06 I need to lose. 0.06 is not that much - who is going to be coming out to measure the site exactly. Sorry for all the questions but I do not want to submit another application

Gumbo

3ryan wrote: »

What is a certificate of compliance? It is actually only 0.06 I need to lose. 0.06 is not that much - who is going to be coming out to measure the site exactly. Sorry for all the questions but I do not want to submit another application

Who are you paying/engaging to certify the build? The planning is just the first stage. Who will design the foundations, the Part L compliance, any structural elements?

Seriously, you really need to regularise the situation now while you can.
If you choose not then there's no point asking for advice anymore.

3ryan

kceire wrote: »

Who are you paying/engaging to certify the build? The planning is just the first stage. Who will design the foundations, the Part L compliance, any structural elements?

Seriously, you really need to regularise the situation now while you can.
If you choose not then there's no point asking for advice anymore.

Yes you are right- I am going to say it to the architect tomorrow as having it go on would worry me. My plans only got submitted last week so I haven't lost too much time if we need to re submit. Thanks for all your help

Gumbo

3ryan wrote: »

Yes you are right- I am going to say it to the architect tomorrow as having it go on would worry me. My plans only got submitted last week so I haven't lost too much time if we need to re submit. Thanks for all your help

As I said, you may not have to resubmit. You just lodge the revised site plan as unsolicited information. That's why you talk to the planner.

It could come to light when site area comes into play, drainage design, soak pit, septic tank etc and it could be harder to rectify then.