Buying a house with free standing block built shed - conversion to bedroom?

Claireac

Hi there,

I'm not Irish and not at all familiar with how planning works in the country but I'm taking the plunge into the property market (rent is just too damn expensive) and currently looking at a 2 bedroom old council house in Dublin.

Now this house is end of terrace and has a rather large garden, and the previous owners saw fit to build a block built shed (with two full size windows and independent door, accessible from the side entrance). The "shed" (I use this term loosely, it looks to be made to live in) shares a wall with the garden wall, but is otherwise free standing, and is connected to the main house for electricity.

Now I'm excited about the extension possibilities, but concerned about planning. I doubt planning permission was sought for this thing, but it also looks at least twenty years old. The real estate agent said that once seven years have passed without the build being objected, it doesn't matter if there's planning permission, it's there to stay - but I'm sceptical. Is this true?

Additionally what I'd like to do is just connect this "shed" to the main house, and while I'm at it build a small bathroom to the side (no bathroom downstairs otherwise). Area wise it falls under 40 sq m for sure (the one planning rule I'm aware of here).

But it just seems like a weird one: "hey can I build a corridor and a small wetroom to connect to this existing shed to my house". Would I need planning permission for this? Is there anything else I should be asking, or any other concerns I should keep in mind?

Might it also be possible to add a bathroom to it independently and have a small guesthouse type set up? I know that normally that wouldn't be allowed without planning permission if you were building it from scratch, but considering the structure already exists here...?

My parents visit us often and it might be handy for them to have their own separate space when they're over.

Gumbo

It most likely has planning permission for use as a shed or is under the exemptions for a shed (Class 3).
Either way, you will never get planning for its use as a bedroom or living accommadation so assume its a shed and pay accordingly.

Claireac

Why would it not be possible to get planning for use as a bedroom, if it's properly insulated and we connect it to the main house via a corridor? There's about a meter between it and the kitchen door, so wouldn't it be easy enough to connect the two?

I'm not trying to find loopholes, just genuinely baffled at all these regulations that we don't have in my country.

Gumbo

Claireac wrote: »

Why would it not be possible to get planning for use as a bedroom, if it's properly insulated and we connect it to the main house via a corridor? There's about a meter between it and the kitchen door, so wouldn't it be easy enough to connect the two?

I'm not trying to find loopholes, just genuinely baffled at all these regulations that we don't have in my country.

Because you edited your post after I posted my reply.
My revised reply would be : It would be possible to apply for permission for retention of the existing structure, construction of a link corridor and conversion of the full works to a grant flat or extension to the main dwelling. It would require internal linking of the house and extension.

I've gotten permission for a few of these in Dublin no problem subject to design and ensuring the corridor is not overbearing on neighbors etc.

The Estate Agent interpretation of the 7 year rule is also wrong. The property will need a cert of compliance to get through the mortgage process, especially when your survey highlights it. There is no statutory time limit on the use of a structure.

Claireac

That's what I figured for the 7 year rule, seemed dodgy. Good to know that this might work. Would you have a rough idea of what costs would look like, seeing as you're doing the same?

Essentially :
- I assume I would need an architect for the corridor - what does that usually look like cost-wise?
- Any extra costs you've experienced with renovating the "shed" type structures (it's in the same state as the rest of the house, which is to say, dated)
- Building costs for that kind of corridor type structure?

It's great to hear you've had some of these permitted, gives me some degree of hope. I also really appreciate the reply/insight, thank you.

And sorry about the speed edit, I realised just after posting that I hadn't detailed the other questions I had and edited - you're very quick on the keyboard :P

Gumbo

Claireac wrote: »

That's what I figured for the 7 year rule, seemed dodgy. Good to know that this might work. Would you have a rough idea of what costs would look like, seeing as you're doing the same?

Essentially :
- I assume I would need an architect for the corridor - what does that usually look like cost-wise?
- Any extra costs you've experienced with renovating the "shed" type structures (it's in the same state as the rest of the house, which is to say, dated)
- Building costs for that kind of corridor type structure?

It's great to hear you've had some of these permitted, gives me some degree of hope. I also really appreciate the reply/insight, thank you.

And sorry about the speed edit, I realised just after posting that I hadn't detailed the other questions I had and edited - you're very quick on the keyboard :P

I'm not carrying out any of these works. I have looked after the Planning process for a few people that are in your situation.

From a Planning point of view, depending on who you uses and location, prices can be 1500-3000 in my experience.