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Moving new build vs planning site plan

  • 09-08-2017 8:30pm
    #1
    368100
    Closed Accounts Posts: 2,067 ✭✭✭


    Hi folks,

    Ive started a new build by direct labour. Site has been levelled and when we went to mark out the house on site the house is within a metre of a shed on the site.

    I had suspected as much but didn't know for certain the extent until the site was levelled, I suspect the architect who did the site plan didn't take any measurements at all as per the site plan I should have loads of room and its way off what is actually on site......architect no longer acts on the build due to other issues like this.

    Id like to try and get council permission to move the house about 8 metres, this won't change the finished floor level set out in the site plan or any of the boundaries. Can anyone advise what the process is for going to the council with this request? House is being built in strict accordance with the planning otherwise....i've looked for some sort of minor amendments to planning guidelines but can't find anything. Is there such a thing?


Comments

  • #2
    sydthebeat
    Subscribers Posts: 42,172 ✭✭✭✭sydthebeat


    Moving the house 8 meters wouldnt usually be considered a minor amendment.

    The only council I know that has a "minor amendment" process is Donegal.

    In my option this will most probably require a new planning application.


  • #3
    tradesman
    Banned (with Prison Access) Posts: 390 ✭✭tradesman


    Get back onto the architect & let him sort it out for you. Otherwise it is going to cost you money!


  • #4
    mickdw
    Registered Users, Registered Users 2 Posts: 23,688 ✭✭✭✭mickdw


    It is possible that if you declare a dimensional error and that the house will in fact be located broadly as per the layout as granted that the council may confirm that they wouldnt view it as a compliance issue.
    That would be the case if everything was right on the layout but one dimension was labelled incorrectly. If however the entire site layout is a work of nonsense, you will be looking at a new application.


  • #5
    mickdw
    Registered Users, Registered Users 2 Posts: 23,688 ✭✭✭✭mickdw


    It is possible that if you declare a dimensional error and that the house will in fact be located broadly as per the layout as granted that the council may confirm that they wouldnt view it as a compliance issue.
    That would be the case if everything was right on the layout but one dimension was labelled incorrectly. If however the entire site layout is a work of nonsense, you will be looking at a new application.


  • #6
    Metric Tensor
    Registered Users, Registered Users 2 Posts: 3,725 ✭✭✭Metric Tensor


    I've had success previously with genuinely minor changes where I've written to the planners on behalf of the client, explained the proposed minor change and asked them to confirm that all other things being correct they would still consider the house to comply with the granted planning application. I've always done this in advance of construction so if they say no I can go back to the exact planning proposal.

    It often works for genuine small things - I've never tried it for an 8m move of the house. You could always give it a go. The worst they can say is No.


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  • #7
    368100
    Closed Accounts Posts: 2,067 ✭✭✭368100


    Update: after 6 weeks of sending a query into the council outlining what I want to do I just got speaking to a planner today to talk through it.

    He has no objections to what I want to do and as far as he can say, won't be a problem going through but it does need to be submitted with an up to date site plan and letter requesting the amendment. It will take 6 weeks for a response but at least I'm not starting planning from scratch and positive vibes from the planner gives me more confidence that I'll get it sorted. Fingers crossed it goes to plan as discussed.


  • #8
    Angry bird
    Closed Accounts Posts: 808 ✭✭✭Angry bird


    I never heard of this and highly doubtful that this positive feedback is correct or would be in accordance with the approved plans per condition number 1. Moving 1 metre would be reasonable under this, moving the distance you're talking about requires a fresh planning amendment permission stating moving house by 8 metres or whatever it is as an alteration to approved planning permission no. xxx. If septic tank or well may have implications re required separation distances. Not to mention that if you sell in the future, purchasers agent/solicitor will discover not built in accordance with approved plans causing lots of delays and hassle.


  • #9
    368100
    Closed Accounts Posts: 2,067 ✭✭✭368100


    Angry bird wrote: »
    I never heard of this and highly doubtful that this positive feedback is correct or would be in accordance with the approved plans per condition number 1. Moving 1 metre would be reasonable under this, moving the distance you're talking about requires a fresh planning amendment permission stating moving house by 8 metres or whatever it is as an alteration to approved planning permission no. xxx. If septic tank or well may have implications re required separation distances. Not to mention that if you sell in the future, purchasers agent/solicitor will discover not built in accordance with approved plans causing lots of delays and hassle.

    Maybe you need to read my post again or maybe i need to make it clearer but that's what Im doing, a fresh planning amendment....I simply talked it through with the planner to ensure what I'm going good in for won't contradict planning regs etc, we covered impacts to finished floor level, septic tank etc. This is a formal amendment to the planning obtained so on formal approval for the amendment the house will be built in accordance with the amendment. With respect, the planner I spoke to was the one that covers the area so of course he was going to cover all aspects of it in the discussion.


  • #10
    Angry bird
    Closed Accounts Posts: 808 ✭✭✭Angry bird


    368100 wrote: »
    Angry bird wrote: »
    I never heard of this and highly doubtful that this positive feedback is correct or would be in accordance with the approved plans per condition number 1. Moving 1 metre would be reasonable under this, moving the distance you're talking about requires a fresh planning amendment permission stating moving house by 8 metres or whatever it is as an alteration to approved planning permission no. xxx. If septic tank or well may have implications re required separation distances. Not to mention that if you sell in the future, purchasers agent/solicitor will discover not built in accordance with approved plans causing lots of delays and hassle.

    Maybe you need to read my post again or maybe i need to make it clearer but that's what Im doing, a fresh planning amendment....I simply talked it through with the planner to ensure what I'm going good in for won't contradict planning regs etc, we covered impacts to finished floor level, septic tank etc. This is a formal amendment to the planning obtained so on formal approval for the amendment the house will be built in accordance with the amendment. With respect, the planner I spoke to was the one that covers the area so of course he was going to cover all aspects of it in the discussion.

    Ok, that's it covered so.


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