Is this completly mad?

builder007

Given the lack of residential properties I’m actually considering to build one 

I’m from Dublin but would like to build in Kildare or Meath and I know local needs clause will be an issue (there is no maybe about it).

Would it be feasible to partner with a local builder who will buy the site and sell it on to me when the planning permission is obtained and (for example) when the foundation is finished.

The price will of course need be agreed in advance and money put in escrow account to remove risks for the builder. The site would of course need to zoned residential so that there is no risk of planning permission being rejected.

They would of course continue to build the house until finished.

Any thoughts?

Gumbo

No. Because most liacal needs Planning applications are conditioned to be lived in by the applicant for a period of time. Usually 7 years.

Also, the local Builder will most likely already have a home and Hereford won’t meet the local needs requirements.

builder007

that's what I though.

It's Dublin then!

Gumbo

builder007 wrote: »

that's what I though.

It's Dublin then!

Do a proper search. Not every site has local needs attached to it.

builder007

thanks.

would local needs apply even for a holiday home?

_Brian

You could look for properties unfinished from the boom, there are still many examples throughout the country.
Maybe that would work ??

Gumbo

builder007 wrote: »

thanks.

would local needs apply even for a holiday home?

Typically holiday homes get permission is certain parts of the country where no local needs apply. But the flip side to that is that in the areas where local needs apply, a holiday home and a normal dwelling are the same thing.

builder007

yeah... I figured that... there is probably no way around it... looks like Dublin is probably my safest bet.

builder007

Hello everyone,

I intend to start building a residential property in mid/late 2018. I've never done it before and would appreciate if someone could outline a typical process.

- Get house plans and building specifications (standard off the shelf plans are OK no fancy mansions)

- Obtain Planing permission

- Buy the site that is suitable for what you want to build

- Get quote from builders

- Build

Obviously this is a very high level abstraction. It would be great if you could add a bit of detail (expand my list) just so that I better understand the process.

Thanks

builder007

Hello everyone,

I came across a few technical drawings of houses that I liked.

How big of a job is to start from those plans and produce building specifications that I could use as the basis for my talks with the builders. I presume the main job is to make sure the house is built in line with current building regulations.

I think (but not 100% sure) that the drawings are detailed enough for the planning permission purpose but not for the builders.

Thanks

BryanF

Hire a local arch or eng to obtain planning and do specification, you need this before meeting builders

sydthebeat

builder007 wrote: »

Hello everyone,

I came across a few technical drawings of houses that I liked.

How big of a job is to start from those plans and produce building specifications that I could use as the basis for my talks with the builders. I presume the main job is to make sure the house is built in line with current building regulations.

I think (but not 100% sure) that the drawings are detailed enough for the planning permission purpose but not for the builders.

Thanks

Have you permission to use the design ?

builder007

I suppose. It is from a planning software and looks quite detailed.

The alternative is paying 1.5k to a local architect which isn't too expensive given the overall budget.

The thing is... I really like this one but need to get detailed building specifications for it.

or am I completely wrong here?

builder007

_Brian wrote: »

You could look for properties unfinished from the boom, there are still many examples throughout the country.
Maybe that would work ??

Hi Brian,

Where do I find those?

Any tips?

B-D-P--

You seem to think you'll substitute an engineer for boards,, do a Google you'll find more info than starting a thread asking people to explain the full process

builder007

B-D-P-- wrote: »

You seem to think you'll substitute an engineer for boards,, do a Google you'll find more info than starting a thread asking people to explain the full process

thanks. will of course. I was just hoping someone active on this type of topics would be able to point me in the right direction. I don't intend to substitute own research with boards.ie.... just aid the process of getting familiar with the process

Water John

AFAIK LAs can no longer use, local, as a discriminatory process. All EU citizens have equal rights to build. they have to find some other reason to reject you planning application.

Metric Tensor

The issue Water John is that LAs were using "local" as a reason to give planning permission where in other cases it would not be allowed. So if the local clauses are removed then no-one will get planning on the site in question rather than being the free for all that some think will happen.

At any rate. I don't think said clauses have been outlawed yet.

sydthebeat

Water John wrote: »

AFAIK LAs can no longer use, local, as a discriminatory process. All EU citizens have equal rights to build. they have to find some other reason to reject you planning application.

Not correct.

looksee

Get your site first, a lot of things will depend on the layout of the site. Try and buy subject to planning.
Check that there are sightlines, water and sewage, or the likelihood of getting well and septic tank permission, internet if it matters to you. Check for local flooding issues, farms, factories, etc. rights of way.
Get an architect or engineer onside. If you want plans you will need an architect, if only to get planning permission for you. Even if you buy house plans you will still need someone to check that your access can be legal and there is room for a septic tank.
Try and get a pre-planning meeting before you buy, this is difficult as most areas have ridiculously long time scales for getting a meeting. Have all your information and questions simply and clearly laid out. They will not tell you that you will or will not get permission, so listen carefully and read between the lines.
Have a solicitor lined up.
Buy your land, apply for planning (or the other way round if you can)
Use your architect for advice on builders. Get at least 3 quotes, again your architect or engineer should help here.
Build. Good luck!

Edit, there are usually very good reasons why a piece of land is apparently very good value, examine every angle. Just because Daft calls it a 'site' doesn't mean it is a residential site that you will be able to build on. Check site sizes with Land Direct if possible, or ask for a plan of the site. Estate Agents can have very creative notions about how big 'an acre' is.

builder007

thanks a million looksee.... plenty of good advice! cheers

kingbhome

Metric Tensor wrote: »

The issue Water John is that LAs were using "local" as a reason to give planning permission where in other cases it would not be allowed. So if the local clauses are removed then no-one will get planning on the site in question rather than being the free for all that some think will happen.

At any rate. I don't think said clauses have been outlawed yet.

Its about time they do get outlawed. The planning process is shocking here in Ireland. I know f at least 8 families that are looking sites but dont meet the local needs and some have been in the planning for over 2 years.

Gumbo

kingbhome wrote: »

Its about time they do get outlawed. The planning process is shocking here in Ireland. I know f at least 8 families that are looking sites but dont meet the local needs and some have been in the planning for over 2 years.

But that’s the point. They have not been outlawed.

The rule gave the council permission to grant permission on sites that otherwise wouldn’t get permission at all. So if they were to stop the local rule on particular sites, then nobody will get the Planning.

arctictree

kceire wrote: »

But that’s the point. They have not been outlawed.

The rule gave the council permission to grant permission on sites that otherwise wouldn’t get permission at all. So if they were to stop the local rule on particular sites, then nobody will get the Planning.

Not entirely correct. The clause is social or economic need. So if local needs are removed, you may qualify under the economic need ie if you are farming.

kingbhome

kceire wrote: »

But that’s the point. They have not been outlawed.

The rule gave the council permission to grant permission on sites that otherwise wouldn’t get permission at all. So if they were to stop the local rule on particular sites, then nobody will get the Planning.

I dont understand you when you say given permission on sites that otherwise wouldnt get planning? How? Ad how would no one get planning if they stopped the local rule. why not just allow someone to build a house if they want to live in that area!! I understand about council not wanting them selling the houses so quick but why such a daft rule not allowing people to settle where they want!!

Lumen

kingbhome wrote: »

I dont understand you when you say given permission on sites that otherwise wouldnt get planning? How? Ad how would no one get planning if they stopped the local rule. why not just allow someone to build a house if they want to live in that area!! I understand about council not wanting them selling the houses so quick but why such a daft rule not allowing people to settle where they want!!

The local needs thing is an exemption from normal planning restrictions which force you to build on properly zoned (expensive) land in towns and villages.

Nobody is suggesting removing those underlying restrictions (well you are, but it's not going to happen).

Allowing people to "settle where they want" would make housing cheaper for those people but would add other costs born by wider society.

kingbhome

Lumen wrote: »

The local needs thing is an exemption from normal planning restrictions which force you to build on properly zoned (expensive) land in towns and villages.

Nobody is suggesting removing those underlying restrictions (well you are, but it's not going to happen).

Allowing people to "settle where they want" would make housing cheaper for those people but would add other costs born by wider society.

So basicly were stuck with this draconian planning laws!!

BryanF

Lumen wrote: »

The local needs thing is an exemption from normal planning restrictions which force you to build on properly zoned (expensive) land in towns and villages.

Nobody is suggesting removing those underlying restrictions (well you are, but it's not going to happen).

Allowing people to "settle where they want" would make housing cheaper for those people but would add other costs born by wider society.

kingbhome wrote: »

So basicly were stuck with this draconian planning laws!!

Read the post again. No one, other than you has suggested there is anything wrong with the planning laws. If you don’t under stand the system ask a question, no need for the exclamation.

sydthebeat

When you realise that rural housing is a finite resource, you'll understand why people can't just live where they want.

kingbhome

sydthebeat wrote: »

When you realise that rural housing is a finite resource, you'll understand why people can't just live where they want.

Explain why as i wouldnt know much about it

Metric Tensor

kingbhome wrote: »

So basicly were stuck with this draconian planning laws!!

Actually. The removal of local needs clauses will make it more draconian! This will be by lessening (to close to zero) the number of planning permissions allowed in certain areas.

kingbhome

Metric Tensor wrote: »

Actually. The removal of local needs clauses will make it more draconian! This will be by lessening (to close to zero) the number of planning permissions allowed in certain areas.

I was of the thinking of when removing it, replace it with something different that will allow people not from the area to build there along with those who have local needs.





On another note, do councils change the local needs area every so often. Reason why i ask is that there is a cple i know who have been thiking going for planning on a site that was given to them but they dont live near it. They have lived 11k away from this area for 15 years. When they check on the council website, theres a red zone where one needs to be from the area and the land they own is a few fields away from the red outline boundry. However, someone mentioned for them to keep an eye on it as the council change the red zone every few years. Any truth to this?

Lumen

kingbhome wrote: »

I was of the thinking of when removing it, replace it with something different that will allow people not from the area to build there along with those who have local needs.

Well the obvious thing would be to zone larger amounts of land at appropriate densities close to amenities and services. That would depress the price of development land and keep housing costs down.

Many people only want to build one-offs in the middle of nowhere because land is cheaper, not because the quality of life is better.