Wicklow CC - Commencement notice

newbie2

Hi all,

Thought I'd post here before I check with the authority directly.

We've received our valid commencement notice from Wicklow CC, but I'm wondering what is the definition of 'works'? I see that other CC's, the pouring of foundations is considered commencing, but with Wicklow CC, is site clearance, hoarding, demolition considered commencement? Anyone have any idea?

Cheers

BryanF

Site clearance and hoarding would be ok. Not demo Imo

Gumbo

newbie2 wrote: »

Hi all,

Thought I'd post here before I check with the authority directly.

We've received our valid commencement notice from Wicklow CC, but I'm wondering what is the definition of 'works'? I see that other CC's, the pouring of foundations is considered commencing, but with Wicklow CC, is site clearance, hoarding, demolition considered commencement? Anyone have any idea?

Cheers

Site clearance fine
Hoarding fine
Site set up including office, toilets, portacabins etc fine
Demolition fine to a certain extent. You can demolish a full house without a CN but to demolish a small return which requires structural support to the remaining house requires a CN

What are you demolishing?

newbie2

Hi kceire,

We're demolishing a small concrete shed (8'x5')that is not attached to our own house, but is connected to next doors shed. The neighboring shed will not require structural support AFAIK.

There would also be a number of internal non load bearing walls that will need to come down. (I'm not even sure the contractor will get this far in the day or two between us leaving/them arriving & our CN starting.

FWIW, it's an extension and attic conversion to dormer bedroom. Full PP.

Cheers

Gumbo

newbie2 wrote: »

Hi kceire,

We're demolishing a small concrete shed (8'x5')that is not attached to our own house, but is connected to next doors shed. The neighboring shed will not require structural support AFAIK.

There would also be a number of internal non load bearing walls that will need to come down. (I'm not even sure the contractor will get this far in the day or two between us leaving/them arriving & our CN starting.

FWIW, it's an extension and attic conversion to dormer bedroom. Full PP.

Cheers

The shed is non habitable so no planning or CN required for its demolition imo. It does abut a boundary but I'd have to check if that's only for habitable structures.
When did you lodge your CN for the main works?
What's the start date on the CN?

newbie2

kceire wrote: »

The shed is non habitable so no planning or CN required for its demolition imo. It does abut a boundary but I'd have to check if that's only for habitable structures.
When did you lodge your CN for the main works?
What's the start date on the CN?

Lodged the CN on the 19th. Wanted to start on the 1st of June, but CN is for the 3rd. To be fair the builder says a looser start suits him also, so I was just seeing what I could get done in the first couple of days.

jimmy_t

kceire wrote: »

Site clearance fine
Hoarding fine
Site set up including office, toilets, portacabins etc fine
Demolition fine to a certain extent. You can demolish a full house without a CN but to demolish a small return which requires structural support to the remaining house requires a CN

What are you demolishing?

I have planning permission to knock a detached bungalow and replace. As there are two opinions here whether i can knock it without a CN, how would I clarify to ensure I dont run in to problems? I would like to knock the house while Im waiting for construction drawings and tender process.

Gumbo

jimmy_t wrote: »

I have planning permission to knock a detached bungalow and replace. As there are two opinions here whether i can knock it without a CN, how would I clarify to ensure I dont run in to problems? I would like to knock the house while Im waiting for construction drawings and tender process.

The demolition of a house requires planning, but does not require a CN.

I can assure you that but the only way to concrete confirmation is to ask your local BCO and/or the professional overseeing your build.

BryanF

jimmy_t wrote: »

I have planning permission to knock a detached bungalow and replace. As there are two opinions here whether i can knock it without a CN, how would I clarify to ensure I dont run in to problems? I would like to knock the house while Im waiting for construction drawings and tender process.

Where are the different opinions?

In this thread, the op asked about demolition without informing us that it was a shed.

Demolition of a house requires planning and CN.

The only opinion who matters is the arch/Eng you have engaged to ensure building/planning/safety regulations are complied with.

jimmy_t

The different opinions are
kceire:

The demolition of a house requires planning, but does not require a CN.

BryanF:

Demolition of a house requires planning and CN.

I've emailed the arch but waiting for him to come back to me. It seems a grey area, it is obviously a "material alteration" to the building so requires CN however demolition is not handled under building control legislation so is this a loophole where you dont need a CN despite being a "material alteration"?

Im worried this grey area could come down to interpretation and I dont want to end up on the wrong side of that

BryanF

jimmy_t wrote: »

The different opinions are
kceire:
BryanF:

I've emailed the arch but waiting for him to come back to me. It seems a grey area, it is obviously a "material alteration" to the building so requires CN however demolition is not handled under building control legislation so is this a loophole where you dont need a CN despite being a "material alteration"?

Im worried this grey area could come down to interpretation and I dont want to end up on the wrong side of that

Councils/ building control officers differ. Your architect should confirm.

Gumbo

BryanF wrote: »

Where are the different opinions?

In this thread, the op asked about demolition without informing us that it was a shed.

Demolition of a house requires planning and CN.

The only opinion who matters is the arch/Eng you have engaged to ensure building/planning/safety regulations are complied with.

No CN for the demolition of a standalone house as you are not creating a new building, extending a building or carrying out a material alteration.

You wouldn't lodge a CN for this one dublin.

Gumbo

jimmy_t wrote: »

The different opinions are
kceire:
BryanF:

I've emailed the arch but waiting for him to come back to me. It seems a grey area, it is obviously a "material alteration" to the building so requires CN however demolition is not handled under building control legislation so is this a loophole where you dont need a CN despite being a "material alteration"?

Im worried this grey area could come down to interpretation and I dont want to end up on the wrong side of that

It's not a material alteration to a building. It's a demolition of a stand alone structure.

jimmy_t

My Arch wasnt sure about the CN but I had emailed the BCO anyway and his response was

There is no requirement for a commencement notice to demolish a building, the only requirement is that planning permission be obtained to demolish. I hope this clears up the matter for you.

So pretty clear from him, thanks for the responses guys