Planning approved - make alterations

kevgaa

Hi folks,

We had grand plans initially but due to high cost of everything we reduced our ask and obtained the relevant planning and have a builder due to start in a few weeks.

We recently inherited some money and are now in a position to expand the scope of work basically a single story extension can now become a double extension to give us an extra bedroom but we will need planning for it.

The dilema is we have our builder and a start date in a few weeks but if we give up our slot not sure when we will get him again so what are the options around starting work?

1). Can we start the initial work under existing planning approval and submit a separate application for the new bit

2). Do we have to wait for planning for final design?

any help or experience with this appreciated.

Regards

Mellor

1). Yes. You can commence on the current approved plans. And a submit a change of plan with the council (they may require a new application)

2). Only to build aspects contained in the revised design.

We recently inherited some money and are now in a position to expand the scope of work basically a single story extension can now become a double extension to give us an extra bedroom but we will need planning for it.

I assume you mean a single story projecting wing/conservatory rather than an extension. But in case not, You cannot build an extension that wasn't on the plans during a new build, and if it is on the plans it's not an extension. But that does raise the other option, rather than applying for planning. You can complete the house, as per the plans, and then build the addition area as an extension.

kevgaa

thanks Mellor, sorry wasn’t clear from the original submission but this is renovation and extensions to an existing building.

If I understand you correctly we can proceed under the current planning and submit a new application for the alterations.

FishOnABike

Is the change going from a one story extension to a two story extension? If so I would think you could not proceed using the current planning permission and a new planning application would have to be submitted before starting any work.

It might be possible to submit it as a revision to the current planning permission depending on the nature and extent of the changes but there is no guarantee it will be granted so I wouldn't begin building until permission for the revised plans has been granted.

I'd only begin building if construction of the extension which has planning permission is largely independent of the proposed extra extension.

GreeBo

The design and engineering are going to be different for a 1 storey vs 2 storey, so not sure its going to be worth your while to start anything and you dont want a new builder taking over from work a previous one started (they dont like doing this at all)

kevgaa

The amendment is only part of the permission as plenty of other work to keep the builder busy for a few months if they can start.

Footprint of side extension and foundations (future proofing) were per current planning amendment is instead of single story go up and integrate with existing roof. I appreciate we need permission for that but while that is in the planning hopper can we start the work as per the original approved planning?

GreeBo

https://www.boards.ie/discussion/comment/122081915#Comment_122081915

You can start anything that doesn't go against your current planning, but you would want to have drawings and designs for the builder.

How a 2 storey extension ties into the existing house and roof will be different than a single storey one. The foundations and walls may not be the same, etc.

Mellor

https://www.boards.ie/discussion/comment/122081868#Comment_122081868

The current extension is approved. There no issue starting construction on an approved permission regardless of second application pending. The second can be approved or rejected. Neither outcome affects the existing grant.

https://www.boards.ie/discussion/comment/122082026#Comment_122082026

Agree that the engineering requirements are different but most single story sections would have have over engineered foundations anyway.

And if the plan was/is a future upper extension. Then makes sense to design for that future case.

GreeBo

https://www.boards.ie/discussion/comment/122084212#Comment_122084212

Agreed, but everyone involved would need to be aware from the start the the plan is to eventually go 2 storey. If costs were the reason for reducing to single storey then I would be checking the spec for everything.

e.g. What were once ceiling joists are now going to be floor joists.

kevgaa

Thanks folks,

builder is fully aware of plan and is happy to start on original planning and 2nd submission on its way.

FishOnABike

Best of luck with your build. Get the new site notice for the updated application up, newspaper notice published and application submitted and all going well you should be able to build through in one go without any interruptions to the build schedule.