Extension - where to start

eimaj18

Hi all

Hoping to get a double height extension on our house, hopefully to build in about March 2022. We’re saving now to show borrowing power. Question is, do we get an architect now to know what we can and can’t do. Or do we wait until nearer the time (eg Dec 2021). Would anything change that much from getting the plans now to getting them later in the year? Thanks in advance

The Mighty Quinn

eimaj18 wrote: »

Hi all

Hoping to get a double height extension on our house, hopefully to build in about March 2022. We’re saving now to show borrowing power. Question is, do we get an architect now to know what we can and can’t do. Or do we wait until nearer the time (eg Dec 2021). Would anything change that much from getting the plans now to getting them later in the year? Thanks in advance

In my opinion if you're planning to build in March 2022, now is the time to go through the planning process, detail design and the tendering process. December 2021 is far too late.

Edited to add, my view is as an architectural technician who has seen these projects take up to 18mths to get of the ground!

BryanF

Design 1-2 months from sign up
Planning 3 months + covid factor
Tender 2 months + finding a builder who’s available 6months

= a year, start now..( I know that’s a worst case, and it depends where in the world your building + 100 other factors)

eimaj18

The Mighty Quinn wrote: »

In my opinion if you're planning to build in March 2022, now is the time to go through the planning process, detail design and the tendering process. December 2021 is far too late.

Thanks a mil for the reply. I meant to say, we’re hopefully going to stay under the 40 square metres limit for planning. But in case there will be issues etc, maybe it is prudent to get that sorted in advance. Will be a fairly big standard design, nothing too tricky. My partner is a kitchen fitter and has a number of contacts in the trade so we should be fine for the likes of builders etc. It’s the first part we’re lost on.

Gumbo

eimaj18 wrote: »

Thanks a mil for the reply. I meant to say, we’re hopefully going to stay under the 40 square metres limit for planning. But in case there will be issues etc, maybe it is prudent to get that sorted in advance. Will be a fairly big standard design, nothing too tricky. My partner is a kitchen fitter and has a number of contacts in the trade so we should be fine for the likes of builders etc. It’s the first part we’re lost on.

Planning exempt and double height?
Can you confirm what you mean by this?

eimaj18

Gumbo wrote: »

Planning exempt and double height?
Can you confirm what you mean by this?

From www.citizensinformation.ie:

“ Generally, you will not need planning permission for:

Building an extension to the rear of the house which does not increase the original floor area of the house by more than 40 square metres and is not higher than the house. The extension should not reduce the open space at the back of the house to less than 25 square metres which must be reserved exclusively for the use of the occupants of your house. If your house has been extended before, the floor area of the extension you are now proposing and the floor area of any previous extension (including those for which you previously got planning permission) must not exceed 40 square metres. (There are also other height restrictions.)“

Double height - apologies, I meant ground floor plus first floor.

mrslancaster

eimaj18 wrote: »

From www.citizensinformation.ie:

“ Generally, you will not need planning permission for:

Building an extension to the rear of the house which does not increase the original floor area of the house by more than 40 square metres and is not higher than the house. The extension should not reduce the open space at the back of the house to less than 25 square metres which must be reserved exclusively for the use of the occupants of your house. If your house has been extended before, the floor area of the extension you are now proposing and the floor area of any previous extension (including those for which you previously got planning permission) must not exceed 40 square metres. (There are also other height restrictions.)“

Double height - apologies, I meant ground floor plus first floor.

We looked into this & it turned out the first floor could be only 12 sqm of the 40sqm without planning permission. Also the upper floor had to be 2 meters away from both the neighbouring boundary walls. It meant the upper extension would be in the middle of the back of the house rather than right across or even to one side, didn't work for us. Think that's the rule for a semi or terraced but might be different for detached.

Gumbo

eimaj18 wrote: »

From www.citizensinformation.ie:

“ Generally, you will not need planning permission for:

Building an extension to the rear of the house which does not increase the original floor area of the house by more than 40 square metres and is not higher than the house. The extension should not reduce the open space at the back of the house to less than 25 square metres which must be reserved exclusively for the use of the occupants of your house. If your house has been extended before, the floor area of the extension you are now proposing and the floor area of any previous extension (including those for which you previously got planning permission) must not exceed 40 square metres. (There are also other height restrictions.)“

Double height - apologies, I meant ground floor plus first floor.

Where are you based?
Do you live in a housing estate?

What distance do you have to the boundary?
First floor exemptions are very struck and usually not worth the hassle considering what you can build. 12 Sq. M max and 2m to boundary’s. Windows have to be 11m from boundaries and then this in turn reduces the ground floor max to 28 Sq. M.

eimaj18

Gumbo wrote: »

Where are you based?
Do you live in a housing estate?

What distance do you have to the boundary?
First floor exemptions are very struck and usually not worth the hassle considering what you can build. 12 Sq. M max and 2m to boundary’s. Windows have to be 11m from boundaries and then this in turn reduces the ground floor max to 28 Sq. M.

Dublin 5, semi-D. Not a huge garden so may have issues here. Thanks

Gumbo

eimaj18 wrote: »

Dublin 5, semi-D. Not a huge garden so may have issues here. Thanks

Just go for planning. It’s not as daunting as it’s made out to be.