How do you find out if u can get planning for to build a granny flat?

crxsi09

Hi all,
Just wondering if you see a house for sale that would have room for a granny flat, how do you go about finding out if you could get panning etc for one on it, before you actually buy it, and maybe be told no?
cheers

Gumbo

crxsi09 wrote: »

Hi all,
Just wondering if you see a house for sale that would have room for a granny flat, how do you go about finding out if you could get panning etc for one on it, before you actually buy it, and maybe be told no?
cheers

Talk to a local architect, engineer or surveyor or technician.
They may have knowledge from the area and experience with what the local planners look for.

I have lodged many granny flats over the last few years, so if you want to hit me up with any questions, fire away.

crxsi09

Youre the man so..
Im looking at a house that is 137m2 and had a massie garden at the back(not sure the size), but it has a
studio/games room already built on the land, (9.379m x 4.090m) that has a small toilet, a stairs and 2 bedrooms upstairs,these are the particuars: Room 9.379m x 4.090m Laminate floor, stainless steel sink units, built-in units. Part –tiled walls. (the 2 bedroom sizes)Attic Room 1 3.407m x 2.255m Attic Room 2 4.099m x 3.911m
Shower Room 3.034m x 0.854m Tiled shower stall with electric shower, w.c. and w.h.b.
They have a set of fake garage doors on the front.
The estate agent said they didnt get any planning permission for it, so i was wondering would we have any problems? As it's obiously down as a studi/games room but is obiously a granny flat.

Theres also a large attic that runs the full length of the house,First Floor 17.053m x 4.776m Potential for conversion (Subject to Planning Permission) it just needs insulating,studding, plastering, but was wondering would there be any hassle with planning there? probably put a bedroom and big sitting room up there eventually.

cheers

Gumbo

crxsi09 wrote: »

Youre the man so..
Im looking at a house that is 137m2 and had a massie garden at the back(not sure the size), but it has a
studio/games room already built on the land, (9.379m x 4.090m) that has a small toilet, a stairs and 2 bedrooms upstairs,these are the particuars: Room 9.379m x 4.090m Laminate floor, stainless steel sink units, built-in units. Part –tiled walls. (the 2 bedroom sizes)Attic Room 1 3.407m x 2.255m Attic Room 2 4.099m x 3.911m
Shower Room 3.034m x 0.854m Tiled shower stall with electric shower, w.c. and w.h.b.
They have a set of fake garage doors on the front.
The estate agent said they didnt get any planning permission for it, so i was wondering would we have any problems? As it's obiously down as a studi/games room but is obiously a granny flat.

Theres also a large attic that runs the full length of the house,First Floor 17.053m x 4.776m Potential for conversion (Subject to Planning Permission) it just needs insulating,studding, plastering, but was wondering would there be any hassle with planning there? probably put a bedroom and big sitting room up there eventually.

cheers

Is it separate to the main dwelling?

crxsi09

kceire wrote: »

Is it separate to the main dwelling?

Yes it completely separate, just off to the side of the house running lengthways down the side of the garden

Gumbo

crxsi09 wrote: »

Yes it completely separate, just off to the side of the house running lengthways down the side of the garden

You will not get planning then.
it has to be connected to the main dwelling with an internal link to benefit from planning.

Lumen

crxsi09 wrote: »

9.379m x 4.090m...They have a set of fake garage doors on the front.

With a footprint a smidgen under 40sqm it seems they built a "planning exempt" "garage" which is actually a 77sqm 2-storey house.

40sqm is the exemption limit for attached extensions, the limit for detached buildings is 25sqm.

So it wouldn't even be planning exempt as a garage.

Chancers!

When was the structure built?

Gumbo

Lumen wrote: »

With a footprint a smidgen under 40sqm it seems they built a "planning exempt" "garage" which is actually a 77sqm 2-storey house.

40sqm is the exemption limit for attached extensions, the limit for detached buildings is 25sqm.

So it wouldn't even be planning exempt as a garage.

Chancers!

When was the structure built?

+1
Detached Garage exemption limit is 25 Sq. M as pointed out, so OP, yes there may be non planning compliant issues with the site.

Homer

Had a similar experience recently with a house we were purchasing with a 55sqm granny flat (their description of it) on the site. Actually had no planning but eventually the vendor got retention permission (building had been there 12 years) and we proceeded with the sale.

Gumbo

Homer wrote: »

Had a similar experience recently with a house we were purchasing with a 55sqm granny flat (their description of it) on the site. Actually had no planning but eventually the vendor got retention permission (building had been there 12 years) and we proceeded with the sale.

just to clarify, Retention for garden shed, games room, study, home office etc
It would not be officially classed as a Granny Flat.

Homer

Apologies yes I should have clarified that.. Retention was for storage shed! Two rooms, with bathroom, including bath and shower storage shed but storage shed it is

crxsi09

So basically a granny flat has to be attached to house and be no bigger than 40sqm and if detached has to be no bigger than 25sqm.

There's not too many for sale out here that are done right so that have got proper planning.

If you bought a house then with a separate games room (that is actually a 2 bed granny flat) how would it go linking it up to the septic tank?

also would the only complications that could arise be if you were selling the house and had no planning?
Could you be forced to knock the granny flat or reduce size etc?

Cheers for all the help.. A wealth of info

Gumbo

crxsi09 wrote: »

So basically a granny flat has to be attached to house and be no bigger than 40sqm and if detached has to be no bigger than 25sqm.

There's not too many for sale out here that are done right so that have got proper planning.

If you bought a house then with a separate games room (that is actually a 2 bed granny flat) how would it go linking it up to the septic tank?

also would the only complications that could arise be if you were selling the house and had no planning?
Could you be forced to knock the granny flat or reduce size etc?

Cheers for all the help.. A wealth of info

No, you are misreading the comments.
Sheds are planning exempt up to the 25 Sq. M with some other rules.
Granny flats have to be attached and are never exempt. You need planning for them.

A sale cannot go through as the purchasers Surveyor will pick up on the structure and request certificates of compliance which will mean the seller has to apply for plannin which can take 3-4 months allowing for Survey and drawing.

The bank will not release funds and seller will be in limbo.

Lumen

kceire wrote: »

Granny flats have to be attached and are never exempt. You need planning for them.

What's the difference between a regular 40sqm extension (planning exempt) and an attached granny flat (planning required)?

4ensic15

Lumen wrote: »

What's the difference between a regular 40sqm extension (planning exempt) and an attached granny flat (planning required)?

The granny flat is a self contained unit thus is a dwelling in its own right. Most councils impose conditions such as there has to be a granny and when the granny dies or moves out the flat is re-integrated into the main dwelling.

Gumbo

Lumen wrote: »

What's the difference between a regular 40sqm extension (planning exempt) and an attached granny flat (planning required)?

4ensic15 wrote: »

The granny flat is a self contained unit thus is a dwelling in its own right. Most councils impose conditions such as there has to be a granny and when the granny dies or moves out the flat is re-integrated into the main dwelling.

As above, but the main difference is the addition of a new kitchen.

Jeaniemc1

Hi there,

Would you have any advice for someone who is looking to convert a family home into two apartments (with family members living in each one)?

thanks,

Jean

Gumbo

Jeaniemc1 wrote: »

Hi there,

Would you have any advice for someone who is looking to convert a family home into two apartments (with family members living in each one)?

thanks,

Jean

Get planning permission.
Get fire safety certificate.
Get Disabled Access Certificate.

Appoint Assifned Certifier (if not already engaged from the planning process) to design the and inspect the construction and sign off through BCAR.

Jeaniemc1

Thanks so much for your speedy response.

Family members will be staying in both apartments.

If we wanted to convert the house into two separate living spaces (as opposed to self contained apartments) would there be a need for planning permission?

thanks,

Jean

Gumbo

Jeaniemc1 wrote: »

Thanks so much for your speedy response.

Family members will be staying in both apartments.

If we wanted to convert the house into two separate living spaces (as opposed to self contained apartments) would there be a need for planning permission?

thanks,

Jean

Same as above.
2 separate living spaces = 2 apartments = sub-division = Planning, Fire cert and DAC

Jeaniemc1

Is it more trouble than it's worth?

Gumbo

Jeaniemc1 wrote: »

Is it more trouble than it's worth?

Depends on your budget and projected income.

deebee08

kceire wrote: »

Talk to a local architect, engineer or surveyor or technician.
They may have knowledge from the area and experience with what the local planners look for.

I have lodged many granny flats over the last few years, so if you want to hit me up with any questions, fire away.

My parents have a playschool attached to their house that was originally a garage that they received planning permission to convert and extend. Total sq ft is approximately 500sqft with it’s entrance inside the main house. They are looking to retire and turn it into residential space for themselves. It will not be a stand alone unit, it will remain attached to the house with the existing entrance. They will want to re-arrange the space inside the playschool which will involve moving walls around and possibly plumbing. Will they need planning permission for change of use from playschool to residential and for any works inside?

Just for curiousity, why are planners here so opposed to granny flats? It almost seems like a religion to them.

Looking at 'move to the coutry' in the UK, almost every country property there has an 'annex' or separate building that can be rented or used for granny-type purposes. Surely, its a win/win provided proper standards are met.

Homer

Deleted User wrote: »

Just for curiousity, why are planners here so opposed to granny flats? It almost seems like a religion to them.

Looking at 'move to the coutry' in the UK, almost every country property there has an 'annex' or separate building that can be rented or used for granny-type purposes. Surely, its a win/win provided proper standards are met.

A lot to do with services and planning for schools/transport etc..
I have just over half an acre out the back but supposing I had 2 acres.. whats to stop me building half a dozen small “granny flats” and renting them out for current market rates of €1200/1300 per month? The infrastructure is not there to support that from mains water/sewerage etc
Basically people would take the p*ss and build whatever they felt like in their gardens!

Gumbo

deebee08 wrote: »

My parents have a playschool attached to their house that was originally a garage that they received planning permission to convert and extend. Total sq ft is approximately 500sqft with it’s entrance inside the main house. They are looking to retire and turn it into residential space for themselves. It will not be a stand alone unit, it will remain attached to the house with the existing entrance. They will want to re-arrange the space inside the playschool which will involve moving walls around and possibly plumbing. Will they need planning permission for change of use from playschool to residential and for any works inside?

Have you not asked this same question over multiple forums in the last few days. Same answer here as elsewhere. Planning to change the use back to residential required.

Deleted User wrote: »

Just for curiousity, why are planners here so opposed to granny flats? It almost seems like a religion to them.

Looking at 'move to the coutry' in the UK, almost every country property there has an 'annex' or separate building that can be rented or used for granny-type purposes. Surely, its a win/win provided proper standards are met.

Planners are not opposed to granny flats here. In fact, they are welcomed and have their own section within the development plan. They just need to comply with our planning regulations. That’s all.

Homer wrote: »

A lot to do with services and planning for schools/transport etc..
I have just over half an acre out the back but supposing I had 2 acres.. whats to stop me building half a dozen small “granny flats” and renting them out for current market rates of €1200/1300 per month? The infrastructure is not there to support that from mains water/sewerage etc
Basically people would take the p*ss and build whatever they felt like in their gardens!

For stand alone units I agree. And I’m probably in the minority when I say, I don’t think the planning rules should be relaxed for this type of development.

Jimmy.

<snip>

Mod Note:

Stop advocating ignoring/breaking planning laws.

kceire

kceire wrote: »

Planners are not opposed to granny flats here. In fact, they are welcomed and have their own section within the development plan. They just need to comply with our planning regulations. That’s all.

Can you expand on this a little? Its just that every time i see granny flat mentioned on boards there is an instant reponse of 'you wont get planning' not 'you must do x and y'.


Or is it that they are 'welcomed' but with unrealistic/impractical conditions?

Del2005

[Deleted User] wrote: »

Can you expand on this a little? Its just that every time i see granny flat mentioned on boards there is an instant reponse of 'you wont get planning' not 'you must do x and y'.


Or is it that they are 'welcomed' but with unrealistic/impractical conditions?

Most people are trying to make a fake granny flat by making a stand alone building look like a granny flat. If you comply with the regulations you will most likely get permission, if you game the system you most likely won't get permission. Just like the OP where they built a planning exempt shed which is a 2 story home.

4ensic15

Deleted User wrote: »

Can you expand on this a little? Its just that every time i see granny flat mentioned on boards there is an instant reponse of 'you wont get planning' not 'you must do x and y'.


Or is it that they are 'welcomed' but with unrealistic/impractical conditions?

Granny flat means just that. There must be a granny. The entire building is still a family home. It has a quasi-independent portion. The planners are opposed to the sub division of planning units into more dwellings unless the criteria for new dwelling are met. A granny flat generally wouldn't be big enough as an independent dwelling.

Gumbo

Deleted User wrote: »

Can you expand on this a little? Its just that every time i see granny flat mentioned on boards there is an instant reponse of 'you wont get planning' not 'you must do x and y'.


Or is it that they are 'welcomed' but with unrealistic/impractical conditions?

They are 100% welcomed and are mentioned in the development plan. Have a look at the section for ‘Ancillary family accommodation’.

Any post on boards where the replies are ‘you won’t get planning’ are for stand alone ‘granny flats’ down the back of the garden, ie. domestic sheds that people want to put others living in.

Very simple planning rules to follow in fairness for an official granny flat.

4ensic15 wrote: »

Granny flat means just that. There must be a granny. The entire building is still a family home. It has a quasi-independent portion. The planners are opposed to the sub division of planning units into more dwellings unless the criteria for new dwelling are met. A granny flat generally wouldn't be big enough as an independent dwelling.

Just to clarify, there doesn’t have to be a granny, it can be make or female obviously, but it can also be a parent, sibling or other family relation. The need just has to be demonstrated during the planning application.

kceire

kceire wrote: »

Just to clarify, there doesn’t have to be a granny, it can be make or female obviously, but it can also be a parent, sibling or other family relation. The need just has to be demonstrated during the planning application.

Could it be a carer? Paid carer and unrelated to the family but there to be close to the person being cared for?

4ensic15

Deleted User wrote: »

Could it be a carer? Paid carer and unrelated to the family but there to be close to the person being cared for?

A likely story!

oceanman

kceire wrote: »

They are 100% welcomed and are mentioned in the development plan. Have a look at the section for ‘Ancillary family accommodation’.

Any post on boards where the replies are ‘you won’t get planning’ are for stand alone ‘granny flats’ down the back of the garden, ie. domestic sheds that people want to put others living in.

Very simple planning rules to follow in fairness for an official granny flat.



Just to clarify, there doesn’t have to be a granny, it can be make or female obviously, but it can also be a parent, sibling or other family relation. The need just has to be demonstrated during the planning application.

so you cant build a stand alone granny flat, it has to be attached to the house, am I right?

Gumbo

Deleted User wrote: »

Could it be a carer? Paid carer and unrelated to the family but there to be close to the person being cared for?

No, the granny flat (Ancillary Family Accommodation) must be for a family member. But, the person being cared for can go into the Granny Flat and the carer into the main dwelling.

oceanman wrote: »

so you cant build a stand alone granny flat, it has to be attached to the house, am I right?

You are right, a Granny Flat must be connected and interlinked to the main dwelling.