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Planning Permission for Basement Apartment

  • 05-05-2021 2:35pm
    #1
    Registered Users Posts: 20 Dodgers32


    Folks -

    How difficult would you believe it would be to convert the basement of a house into an independent apartment in Dublin 8. The house is one of a three, 2 storey over basement, Terrace and the other two properties have previously been converted (~30 years ago).

    There is separate access to the basement from the front garden. The internal layout will need renovation/modernization but are there any hard stops due to current building regulation or DCC planning?

    Thanks
    Tagged:


Comments

  • Registered Users Posts: 1,071 ✭✭✭ PMBC


    How long has it been in use as a basement? I presume originally it was a terrace house with a basement and at some time the latter was converted or just changed to separate apartment. Was there ever a planning permission involved with that?


  • Registered Users Posts: 20 Dodgers32


    Yes, it would have been originally a terrace house over three floors. The basement has been used as a granny flat - it's been laid out with its own kitchen and bathroom for some time. An internal stair still connects the basement to the ground floor.

    No planning exists for the property.


  • Registered Users Posts: 1,071 ✭✭✭ PMBC


    You will need planning permission and the planners will take into account parking, private open space etc. However it appears as if this type of development will have a bit of support given the shortage of housing accommodation. At least, if not more important will be Building Control and Building Regulations and fire safety element of those 'Regs'. As a simplification you could visualise it as the basement apartment being wrapped in its own fire safety jacket with provision made for escape in case of fire from within and without.


  • Registered Users Posts: 20 Dodgers32


    So you would not envisage any major issue from a planning perspective, assuming all necessary building regulations can be met?


  • Registered Users Posts: 1,071 ✭✭✭ PMBC


    I think planning at the moment is well attuned to the government about the need for accomodation so I dont think there would be a major problem.
    But Im a civ eng not a planner. :eek:


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  • Moderators, Society & Culture Moderators Posts: 31,247 Mod ✭✭✭✭ Gumbo


    Planning required but don’t forget a fire cert also required.
    Parking etc may be a concern.


  • Registered Users Posts: 20 Dodgers32


    Parking should not be an issue as there is ample on-street parking outside - however, I see fees for a fire cert is up to a max of €12,500!!

    is that typical? :(


  • Posts: 0 ✭✭ [Deleted User]


    I would imagine ventilation would be a big aspect that the county council would need to look at.


  • Moderators, Home & Garden Moderators, Science, Health & Environment Moderators Posts: 16,102 Mod ✭✭✭✭ DOCARCH


    Dodgers32 wrote: »
    Parking should not be an issue as there is ample on-street parking outside - however, I see fees for a fire cert is up to a max of €12,500!!

    is that typical? :(

    That's max. fee.

    If the proposed apartment and remaining house were, say, 150 m.sq., the fee would be E 435 (150 x E 2.90).

    Bear in mind that is just the application fee. You would have to get somebody to prepare the application.

    I also imagine disability access may be a bit of a hurdle?


  • Registered Users Posts: 20 Dodgers32


    So would the architect prepare this Fire Cert application (along with the planning submission) or is there another specialist required?

    The fire cert is approved off plans rather than a site inspection, correct?


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  • Moderators, Home & Garden Moderators Posts: 10,101 Mod ✭✭✭✭ BryanF


    The arch can sort FSC and DAC

    Re DAC and access.. installing a lift.. cheapest seems to <20k
    https://www.innovacareconcepts.com/en/blog/news/home-lift-cost/


  • Registered Users Posts: 20 Dodgers32


    OSI wrote: »
    Having been through the planning process recently myself, I can safely say it most certainly is not.

    Uh Oh - Any pointers you could suggest before I get started ... ?


  • Moderators, Society & Culture Moderators Posts: 31,247 Mod ✭✭✭✭ Gumbo


    Dodgers32 wrote: »
    So would the architect prepare this Fire Cert application (along with the planning submission) or is there another specialist required?

    The fire cert is approved off plans rather than a site inspection, correct?

    In Dublin City, it’s inspected once construction starts generally.


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