Ribbon and planning permission

deniseg

Im new to this so please forgive my ignorance on this. I got gifted a half acre site 27 years ago. It along a hill and theres 4 houses built on it. The length from one end of the house to the 4th house is approx 250-260 metres. There is another half acre site approx 30 metres from the 4th house with lapsed planning permission and then there is my site approx 70 metres making it 350-360 metres from the bottom house to the end of my site. I have inquired with the council and they have said they cant see me getting permission with the ribbon rule. I asked if the person who has the lapsed planning permission doesnt ever build there can i build there and she said no due to infill. Im just confused as the ribbon rule says 5 houses within 250 metres but this will be outside this. I have read that infill is ok as long as its space of just one dwelling which it is. Is it worth trying to pursue this further?

muffler

Yeah, my local coco have the same definition for ribbon development - ie. 5 houses or more along a 250m stretch on same side of road. The problem you face with the infill site is the 4 houses that are there are okay but adding a fifth then constitutes ribbon development as the planners would see it. Technically the distance involved shouldnt compromise an application but planners have been known to dig their heels in when it comes to these matters.

In saying all that your own site should be in with a shout regarding the distances. In the past I have seen similar situations where its first come first served (granted PP), The planners may consider it acceptable to have another site 70m - 100m from the last house/site along that stretch of road but then you have to contend with multiple entrances along the same stretch so it can be tricky.

Im not sure what way you contacted the Council but I would advise you to look for a pre-planning meeting. Get a map prepared showing the existing houses/sites and include your own site with the appropriate separation distances marked thereon. Copy the relavent part of the county development plan that states the distances for ribbon development and then thrash it out with the planners. Best to have a professional with you.

deniseg

Thanks so much for reply. It was just a phone call today with the council when she said it. She did say to apply anyway for outline planning permission. My sister did look into it a few years ago but it was skyline issue then. They said to grow trees behind the site and when they have grown look at it then but there’s been another house built since then. Who would the professional be I need to contact to take with me. Again I’m very new to this so haven’t a clue.

muffler

https://www.boards.ie/discussion/comment/122590223#Comment_122590223

Outline permission is possibly your best option. You dont need house plans for that so costs will be a bit less.

However before that I would still suggest a pre-planning meeting. You can hire an architect,, architectural technician, engineer, planning consultant etc. Talk to family and friends who may have gone through the planning process in recent times and see who they engaged or just look up online planning applications on your local council;s website and see who's submitting the applications or preparing plans etc. Try for a recommendation if possible.