planning on old mill

colin produces

Hey all, new to this and I have a question to which I have been getting many different answers. A few years ago I bought a rural site in Clare. This site was once an old sawmill and there are two structures on the site- the old cutting building and the timber store (both are small, single story-well under 1000 sq.ft each). Over the past few years I have converted the cutting building into a little home for myself (no planning)- its not big, but I have a bedroom, toilet and kitchen/dining area and it did me fine on my own until now. Recently though myself and my other half decided we want to build a new house, and I have been toying with the idea of building on my site which is big still big enough to accommodate a bungalow in addition to keeping the two small sawmill buildings. One engineer I went to said that for a new house, I would have to demolish the two buildings, while another wasn’t sure. The buildings aren’t listed, but they are really old and nice looking, and I don’t want to think about demolishing them as I think it would be a shame. So what are my options here to get us a home on the site? Would they definitely have to be demolished? My fiancé is going crazy in the tiny sawmill with me!

Metric Tensor

It completely depends on the layout of the site.

If it's big enough to fit a new house, safe access and a proper effluent treatment system you don't HAVE to knock them.

Of course the local authority will almost certainly make you convert them so they are no longer living accommodation. Not to mention that they'll take a very dim view of you having converted them to living accommodation without applying for planning in the first place!

Calahonda52

Be an interesting planning application as the existing will have to be reflected...

I trust the toilet etc is just going onto the river etc untreated so you will fall foul of the relevant regs there as well..

No-one with PI that they value will sign off on a planning application here.

Also no planning may mean no insurance.

colin produces

Metric Tensor wrote: »

Of course the local authority will almost certainly make you convert them so they are no longer living accommodation. Not to mention that they'll take a very dim view of you having converted them to living accommodation without applying for planning in the first place!

Convert them back to what? an empty shell? Also what does a dim view mean? (by the way, my wc runs to a septic tank my brother in law installed a few years ago)

Angry bird

You may get planning for the use of one for residential use but you will not get planning for both the converted mill and a new house. Arrange a pre planning meeting with the council which is where you will get answers and be up front with them.

Spanish Eyes

Best of luck OP, I haven't a clue about your dilemma but the place sounds great.

Did you have connection to water and sewage and other utilities to convert the little house?

Sounds lovely.

Do "local needs " apply here for a new build, and if so, would you qualify? Just thinking out loud.

Metric Tensor

colin produces wrote: »

Convert them back to what? an empty shell? Also what does a dim view mean? (by the way, my wc runs to a septic tank my brother in law installed a few years ago)

Convert them to sheds, studio, anything that's ancillary to your new house and not a separate house.

By dim view I mean that you should have gotten planning permission for converting them so when the planner looks at your new application he/she will have a the thought in the back of his/her head that there is a history of unauthorised development on your side and this may make him/her feel that you are a bit of a chancer - which, to be fair, you are!

Unlikely, although not impossible in theory, that you'd be allowed continue to using this tank for your new house. It may be a lot easier to propose to install your own effluent treatment to modern standards rather than prove that your brother in law's system is capable of treating two household's waste to the appropriate standards and that you have sufficient legal access to it.

colin produces

I intend to fully comply and put in a new septic tank/whatever is needed. I guess I could always say I'm going to convert the mill I live in now into a 'garage' or something.

moleyv

All I'll say is, try and play ball with the planners.

They could just start enforcement investigations the second you tell them you havent planning for what is there.

They could refuse any new planning application until what is there is sorted out, ie. Uninhabitable.

I would seek an agent to look after the planning. They should be certain about how to proceed, and possibly know how the planners for the area work and how best to proceed. You might even need a specialist planning consultant.

Also could have action taken against you by environment section for putting in a septic tank.

If you aren't certain of any engineer/architect being up to task, you might need a specialist planning consultant.

colin produces

Much food for thought there people, thanks. By the way, all of my work was completed 10 years ago, so there would be no enforcement.

moleyv

colin produces wrote:

Much food for thought there people, thanks. By the way, all of my work was completed 10 years ago, so there would be no enforcement.

If things aren't planning compliant on site, the local authority can refuse to even look at a new planning application. Also, it is on you to prove the work was done when you said it is. So maybe make sure you have that in order. Receipts for building materials, dated photos, aerial views, utility bills. Things like that.

Angry bird

If decent percolation on site, could retain septic tank and add percolation area for planning. Be useful if you can get hold of the manufacturer's specifications for the septic tank. Your engineer will advise.

Calahonda52

colin produces wrote: »

... A few years ago I bought a rural site in Clare. This site was once an old sawmill and there are two structures on the site- the old cutting building and the timber store (both are small, single story-well under 1000 sq.ft each). Over the past few years I have converted the cutting building into a little home for myself (no planning)....

colin produces wrote: »

.... By the way, all of my work was completed 10 years ago, so there would be no enforcement.....

colin produces wrote: »

.... I guess I could always say I'm going to convert the mill I live in now into a 'garage' or something.....

Says it all: a cavalier approach to planning, it is just for stupid people to worry about.