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Planning permission granted - what next?

  • 05-09-2021 2:50pm
    Registered Users Posts: 8

    We've have just been granted planning permission for our new building dwelling in Wicklow.

    We'd like to start building in early 2022.

    What are the next steps to take now that planning is granted?

    What are the time drains that people have experienced (ESB?, Water?, what else?) ?



  • Moderators, Home & Garden Moderators Posts: 10,133 Mod ✭✭✭✭BryanF

    What’s next: Tender drawings, spec & contract documents.

  • Registered Users Posts: 27,797 ✭✭✭✭looksee

    Did you have an architect/engineer help you with the PP? Are you going to use them for the actual build? If so they will guide you along the best route. Be aware that you need an architect who can carry all the engineer roles through the build to draw the plans as an engineer who has not been involved in the drawing of the plans is not likely to take on following through with the building.

    The time sinks depend on your circumstances - if you are adjacent to a public sewer/power/water supply etc it should not be a problem, but this process will have already started with the PP. Finding an engineer and a building firm will probably be the biggest time sinks, but the architect/engineer is the person who can give you the most useful information as they have all the information about the site/build etc.

    Be prepared to make a lot of phone calls and knock on a lot of doors, start keeping an organised record of every bit of information and person you speak to.

  • Registered Users Posts: 6,386 ✭✭✭El Gato De Negocios

    We recently started building our house having initially applied for planning in October 2020. We are going the contractor route rather than direct labour.

    Assuming you have your drawings done (you'd have needed these for planning purposes), Id recommend the following steps (obviously if you are using a contractor). For context, we are based in the midlands so being closer to Dublin you may be faced with longer lead time due to lack of tradesmen available.

    1) Get a bill of quantities done by a quantity surveyor. This is essentially a line by line breakdown of costs to get your house finished. Essential for budgeting imo and will make the tendering process easier. There does seem to be a significant lack of capacity in the market currently. I personally contacted 5 or 6 and only 1 was in a position to do it for me. Cost around €1200

    2) Get mortgage quotes (if they are needed). We have gone with AIB and found them the easiest to deal with.

    3) Contact contractors you are interested in getting a quote from. Based on our experience, Id recommend a minimum of 5 as we had alot of issues getting someone that was reputable and in a position to quote. What we've been told by alot of the builders we contacted is that they arent interested really in doing once off builds and in the time it could take them to do our house, they could get done several estate / social houses done meaning they would make alot more money.

    4) Once a builder is agreed, contracts need to be drawn up. Your solicitor should be able to assist with this. Assuming the build is relatively standard then the contracts are largely uniform.

    5) Once a commencement date is agreed, you will need to arrange connection to utilities ie ESB and water and / or sewerage. Lead time for ESB connection is approx 8 to 12 weeks, likewise for water. Where we are building does not have mains sewerage so we didnt have to consider that. Connection cost for ESB was about €3500 and for mains water around €2200.

    Going the contractor route is going to cost us more but for the lack of headaches its worth the money. I know a guy near where we are building that started a self build late last year. He is going the direct labour route. In the 4 weeks since we started, we are almost as far on as he is and will probably pass them by before the end of the year. He has had delays with pretty much everything. For example, we both are having hollowcore first floors. His took more than two months to get on site, ours will be onsite in the next week or so having been ordered 2 weeks ago. Contractors will have connections to builders providers and suppliers that they give regular business to so they will get preferential service vs someone coming to buy stuff as a once off.

    If you are not in any rush at all then the direct labour option will be the cheapest option but if you want to get in sooner rather than later, a contractor is the only feasible option.