Planning permission to build student accommodations in the back garden

bpftrace

Hi,

I have a large back garden(9m wide x 35m deep) and there is a footpath at the back of my garden.

One of my neighbors has a door open to the footpath from their garden, and a few other neighbors(maybe 1/10) have a back door open to the footpath.

What are the chances of getting planning permission to build student accommodations(open door to the footpath, no parking) in the back garden? Dublin area

lawrencesummers

could you put in a garden pod? Self contained?

bpftrace

https://www.boards.ie/discussion/comment/122581110#Comment_122581110

Certainly, self-contained garden pods would work.

Do you mean no planning permission for self-contained garden pods?

What about the access point from the back(footpath)?

muffler

I wouldn't hold out much hope for that proposal.

Perhaps you would consider engaging an appropriate professional and / or look for a pre-planning meeting to discuss the matter with the local planners.

muffler

https://www.boards.ie/discussion/comment/122581110#Comment_122581110

That would also be a non runner imo.

L1011

https://www.boards.ie/discussion/comment/122581139#Comment_122581139

Anything used for living will need planning permission, pod or permanent building.

the_amazing_raisin

As far as I know Dublin councils are quite against the idea of seperate dwellings in a back garden

I believe such an accomodation would also be excluded from the rent a room relief which could be quite valuable

You may have more success if you could build an extension which is effectively a granny flat with separate facilities (kitchen, bathroom, living area). As long as it's attached to the main residence then it should qualify

Can't remember if a shared entrance/exit door is required as well

Mellor

https://www.boards.ie/discussion/comment/122581110#Comment_122581110

Still requires planning.

https://www.boards.ie/discussion/comment/122581219#Comment_122581219

A Granny flat also requires planning

Mellor

@bpftrace
Accommodations. Plural. As multiple apartment type spaces. You may be able to. There are far more variables and inputs than the sketch covers. Probably need to subdivide. definitely need a professional on board as @Muffler suggested.

the_amazing_raisin

https://www.boards.ie/discussion/comment/122581929#Comment_122581929

True, but the OP did mention planning permission so I don't think they're trying for an exemption

My point was that a granny flat might be more successful in a planning application and is also eligible for the rent a room relief

€14k tax free is a pretty compelling argument IMO

Mellor

https://www.boards.ie/discussion/comment/122581939#Comment_122581939

Oh I know, you weren't suggesting it was exempt. It seemed that's what the Pod suggestion was, so feel it was best to cover the Granny flat too for the sake of clarity. Not sure why the second post has the same post quoted. that was directed at OP

the_amazing_raisin

https://www.boards.ie/discussion/comment/122581951#Comment_122581951

Vanilla is all over the place with quoting posts, I have to refresh the page to reply to more than 1 post

Regarding a multi tenant accommodation, I'm not sure it'll fly with the planning board. You'd be talking about either some kind of dormatory or a small house

I don't think they'd allow something that big, especially with no parking available

In any case, the OP would certainly want to be talking to an architect to see what's feasible

Private Joker

I think it's a great idea. you should check the development guidelines in the development plan for parking requirements for student accommodation. but the fact that it has potential independent public access should make it viable. definitely arrange a pre-planning meeting and get a sketch of your proposal ready.

There are loads of properties like yours that should be used in this way.

Best of luck.

bpftrace

I'm thinking of building a row of 2~4 self-contained-studios(25 square meters each)

Thanks for all your suggestions and I'll get a professional to help.

sprucemoose

https://www.boards.ie/discussion/comment/122583080#Comment_122583080

25m2 doesnt meet regulations

Mellor

https://www.boards.ie/discussion/comment/122583267#Comment_122583267

25m2 is the minimum for a studio for student accommodation. Not sure if the location and set up would meet other requirements, but size won't be the issue.

kabakuyu

https://www.boards.ie/discussion/comment/122583080#Comment_122583080

Good luck,we need all the housing we can get in this country.

Peregrinus

Is the footpath to the rear of the house large enough to provide access for a fire engine?

If not, I think that alone will mean you can't do this.

drury..

https://www.boards.ie/discussion/comment/122583894#Comment_122583894

They use hoses

Peregrinus

https://www.boards.ie/discussion/comment/122583920#Comment_122583920

A. They don't like running hoses across another property. Plus, the plan in the OP suggest that the house on the site, although described as "semi-detached", covers the entire 9m width of the garden — i.e. to run a hose from the street, you'd have to run it through the house. They won't go for that.

B. They use ladders too. And other equipment. Some of which is fixed to the fire tender.

A new-build free-standing residential structure has to be accessible to a fire tender. This is a rule. There are reasons for it.

muffler

..

Private Joker

https://www.boards.ie/discussion/comment/122583924#Comment_122583924

needs to be 20m from the nearest accessible point

muffler

What needs to be 20m?

Gary_dunne

https://www.boards.ie/discussion/comment/122583868#Comment_122583868

This is not going to help solve the housing crisis, the OP is just looking to benefit financially from it through a couple of tiny student studios that will certainly not be granted by DLR council.

Water John

A, H type design might work, using a corridor link between the old and new. This design is often used in the countryside esp with old cottages.

sprucemoose

https://www.boards.ie/discussion/comment/122583825#Comment_122583825

despite it being in the title i somehow completely passed over the student part, mea culpa

kabakuyu

https://www.boards.ie/discussion/comment/122585617#Comment_122585617

If his planned studios freed up housing currently used by students,of course it would help,the land around his house is going to waste,a 25sq Mt studio should be adequate for most people.the op can't be expected to do it for nothing,he's entitled to make a few bob

I agree the council will probably turn it down,just shows the shortsighted planning policies in this country,iirc LA enacted a policy to allow up to 2 ADUS(auxiliary dwelling units) to be built on larger single dwelling sites to alleviate the chronic housing shortage they had in the city.We need a similar policy here.

muffler

What next? Build houses in all the public parks and recreational area around the city?

kabakuyu

https://www.boards.ie/discussion/comment/122586310#Comment_122586310

NNo Need for that,build higher,and allow higher density.

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Gary_dunne

https://www.boards.ie/discussion/comment/122586183#Comment_122586183

It's interesting that the OP has defined that it's going to be student accommodation, why not open to all? They are not concerned one iota about the housing crisis just looking to profiteer from it.

@bpftrace Will the students you wish to rent the small studios to have full access to the studio year round or just for the academic year?

magicbastarder

I assume he's going for student accommodation because the minimum area requirements are lower, i.e. more units in the same footprint.

There is a path at the back of the house - if this is a laneway the neighbours may have (valid) objections to this becoming the primary access to four dwellings.

bpftrace

Thanks for all your input, it seems like the chance to get permission is low.

I'll get professional opinions too.

For the context of this topic:

I want to explore the possibilities to make use of my land.

It all started with a builder's suggestion when he came for a kitchen job.

Whether it's students' accommodations or normal residential space, it doesn't matter much to me.

It's an investment and it is not cheap to build.

Of course, doing everything following the law and regulations(permission to build / how to let)

the_amazing_raisin

https://www.boards.ie/discussion/comment/122588346#Comment_122588346

Granny flat and rent a room relief. Higher investment per square footage but tax efficient and more likely to get permission

Also you'll only have 1 tenant versus up to 4 with the studios. Much higher chance of getting a bad tenant with more tenants

kabakuyu

https://www.boards.ie/discussion/comment/122587804#Comment_122587804

Profiteering😂Grow up,people have the right to own property in this country,there is not going to be some kind of marxist utopia where we all get free houses,and if someone provides housing they can expect to charge rent,because the government isn't going to provide the housing we need in this country.

Strumms

https://www.boards.ie/discussion/comment/122586310#Comment_122586310

already being advocated for by certain groups.

Victor

You may find that what you have marked as a public footpath is actually a shared footpath, owned by the adjacent property owners and not in the charge of the council. This might pose legal impediments to having a separate dwelling at this location.

The fire brigade might also have issues with it.

Gumbo

https://www.boards.ie/discussion/comment/122582140#Comment_122582140

Backland development.
It’s on the DCC development plan. It’s a new build so all one off dwelling criteria needs to be met.

Gumbo

https://www.boards.ie/discussion/comment/122583868#Comment_122583868

it’s not housing the OP is trying to do. It’s student accommodation.

Gumbo

https://www.boards.ie/discussion/comment/122583920#Comment_122583920

It still needs to comply with B5 of Technical Guidance Document Part B. It’s a new dwelling.

kabakuyu

https://www.boards.ie/discussion/comment/122590807#Comment_122590807

Ok,I didn't realise student accommodation wasn't classified as housing.Either way more accommodation capacity is good I would imagine.

Gumbo

https://www.boards.ie/discussion/comment/122591356#Comment_122591356

Separate requirements. Reduced floor plans. Can’t be used as residential but they can be used as holiday rentals during off term periods.