Self build on corner garden site

larrymo

Hi all

New to forum and have quick questions maybe someone could answer. I have a house in Castleknock area on a corner garden site. I could probably fit a 2 bed detached house next to me of approx 900-1000 sq feet (my house is a 4 bed semi-detached of approx 1,450 square feet) and am now in the process of getting an architect to do measurements/plans.

Does anybody think I'll have trouble getting planning permission? My house is not overlooking anybody and doesn't interfere with any other houses.

I'm hoping a budget of approximately Euro 75K or thereabouts would suffice to build this if I go with timber frame. Anyone have any thoughts as to how close my figure would be?

Thanks for any responses!

Larrymo

Carpenter

larrymo wrote:

Hi all

New to forum and have quick questions maybe someone could answer. I have a house in Castleknock area on a corner garden site. I could probably fit a 2 bed detached house next to me of approx 900-1000 sq feet (my house is a 4 bed semi-detached of approx 1,450 square feet) and am now in the process of getting an architect to do measurements/plans.

Does anybody think I'll have trouble getting planning permission? My house is not overlooking anybody and doesn't interfere with any other houses.

I'm hoping a budget of approximately Euro 75K or thereabouts would suffice to build this if I go with timber frame. Anyone have any thoughts as to how close my figure would be?

Thanks for any responses!

Larrymo

Hi
I hate to burst your bubble i am putting a room at the back off my house and doing most off the work myself and i hope to get it finishes for 20k and you hope 75k
best off luck

Tiriel

no windows can overlook in living areas between your house and the proposed dwelling. there are set distances that have to be observed.

kadman

larrymo wrote:

Hi all

New to forum and have quick questions maybe someone could answer. I have a house in Castleknock area on a corner garden site. I could probably fit a 2 bed detached house next to me of approx 900-1000 sq feet (my house is a 4 bed semi-detached of approx 1,450 square feet) and am now in the process of getting an architect to do measurements/plans.

Does anybody think I'll have trouble getting planning permission? My house is not overlooking anybody and doesn't interfere with any other houses.

I'm hoping a budget of approximately Euro 75K or thereabouts would suffice to build this if I go with timber frame. Anyone have any thoughts as to how close my figure would be?

Thanks for any responses!

Larrymo

Hi Larrymo,

This is a quote for a semi detached tf kit, taken from a major tf manufacturer. I have removed the Companies name , because I do not intend to reccommend one manufacturer over another. Hope it helps.

kadman



Hello Tim,

Below is a quick quote of the house you were interested in:

House Name:
House Reference: SD004
Floor Area Metric: 121.6m2
Floor Area Imperial: 1351ft2
Supply Only Cost: Euro 20935
Shell Erection Cost: Euro
Total Supply and Erect Cost: Euro
(all prices are exclusive of VAT. VAT will be charged at 21% for supply only and at 13.5% for supply and erect.)

Supplied (and fitted where required)

External wall panels (140mm wide) with factory fitted breather paper.
Internal wall panels (89mm wide).
Factory prefabricated first (and second where applicable) floor panels to
1+1/2, 2 & 3 storey houses, factory fitted with plywood.
Prefabricated roof trusses (attic type to dormer houses).

Supply only by (fitted by client / builder)

Prehung regency 6 panel doors in a softwood frame.
Staircase (if applicable) comprising teak strings, whitewood treads, M.D.F
risers with teak turned balustrading and newels.
Ex. 150 x 25mm softwood skirting.
Ex. 75 x 25mm softwood architrave.
Linen cupboard shelving.
Plasterboard to all timber frame walls and ceilings.
500 gauge vapour barrier.
Fibreglass insulation to external T.F walls internal bathroom walls and
roofspace in accordance with current building regulations.
Roofing felt and tiling battens.
Storage tank supports.
Access hatch to roofspace

larrymo

Thanks for all replies, guys

Can I ask you, Kadman, how much for supply and fit of the TF kit? I would be looking for a kit for a house of approximately 1,000-1,100 square feet and hope to do much of the work such as bricklaying/interior work. I would hope the kit for supply and erect would be about Euro 25K. (also if you can dm me as to whether you can recommend any tf builder/supplier, it would be much appreciated). From going through the internet, there certainly are a lot of TF kit suppliers in Ireland (especially the North).

I think the foundation would probably be beyond me. My father-in-law used to work on building sites (long since retired) and knows everything about house-building (actually built a house down the country himself a long time ago) so we'd be looking to him for the expertise and myself/rest of family for grunt work! Anyone think I could do it with a budget of Euro 75K?

In relation to size of the site, the gap between our house and the new house would be our side entrance (approximately 4 feet). Because we have a corner, the side entrance for the new house would be located along the side wall and consist of just a door (which I've seen done around our area where extensions have been built. Anyone think I'd have a problem with this?

Again, thanks for all help. Glad I found this board....it's a wealth of information. Cheers!

Larrymo

kadman

Hi Larrymo,
As to the supply and fit costs, there are a couple of ways you can go on this.

If you organise your own erectors, you are probably gonig to have to pay the full price of the kit, before it is released to you, in the event that some panels are made to the wrong dimensions, which happens quite frequently, you're on your own here as regards refabbing. So a companies own erectors will deal with any probs as they arise, and you normally do not have to pay the full price until final erection. This gives you some leverage.

As to the erection costs the main thing that effects this is the roof design. Erection costs will normally vary somewhere between 20%-30% of the standard cost. Any change from a standard kit , will invariably change the erection costs. For example, a straight flight or open riser stairs, is quick to fit. Where as a cut string dogleg with a bottm winder is harder.If your roof design is a normal truss arrangement with no dormers, this is going to be straight foreward and the quickest to fit. If on the other hand , you have a roof design of multiple ridge heights, ridges running at 90 degrees to one and other, hips, valleys, dormer windows, eyebrow dormers, this will involve intensive labour requirements, and hence increased erection charges.

So for a standard 1000 sq ft tf kit, I think your figure of 25k is not over optimistic. As to your 75k total build cost. Thats like asking how long is a piece of string. After your tf kit, you would expect to have 50k for the following to finish the building . Roof slates or tiles, guttering, windows, external block work, internal blockwork, plastering, electrical, plumbing, central heating, bathroom suite, kitchen ect. It all depends on how expensive your tastes are , how many of your family are professional trades men from a cost point of view for labour charges. Are you willing to have labour on site and pay insurance cover for them ect.

I'd have to agree with Carpenter on this one, I think 75k is being a wee bit optimistic. But if you do your homework first, and good planning at the early stages, it will pay dividends later on.

If you decide to self erect, engage the supervision of a timberframe professional. TF building is a relatively new concept of building in Ireland , and not all builders and tradesmen are fully conversant with what is required to get a good build , so you need the advice of someone in tf building.

kadman

Enii

Leaflets are produced by Fingal about building in side gardens, the rules you have to comply with and there is info. on their website.

Liffey Architects are Dublin 15 based you could contact 01 - 8089154, info@liffeyarchitects.com

Hope all of this helps, best of luck!

kadman

Enii wrote:

Leaflets are produced by Fingal about building in side gardens, the rules you have to comply with and there is info. on their website.

Liffey Architects are Dublin 15 based you could contact 01 - 8089154, info@liffeyarchitects.com

Hope all of this helps, best of luck!

Hi Enii,

Are you Liffey Architects pr manager by any chance

kadman

Enii

No, just thought the info. might be useful. They are the only architectural firm i know!

rooferPete

Hi Larrymo,

There are a lot of houses built on the side gardens in your area, in your position I would knoick on the neighbours door and ask, I it sounds a bit cheeky but people are usually friendly and will either tell you how they got on or say it is private.

As to your price well I would be guiding nearer to double your budget, you have two things to keep in mind, only a well built house will sell or rent for top money also you will have to restore the gardens to your own home.

Saving money on the building today is easy, what you must take into account is how much upgrading can cost in the future.

larrymo

Thanks for all replies, folks.

Once my architect comes back with suitable plans, I'll let you all know how I got on. Funny enough, when I asked the architect how much he thought the house would build for, he said he thought it could be built it for approx Euro 100,000 (traditional concrete build). I asked him if it would be much cheaper to build a timber frame and he pretty much shook his head and said he didn't like timber frames. As indicated previously, the square footage of the house would work out roughly between 900 to 1,000 square feet so it's not too big.

However, from reading through these threads (any many self-build magazines), the advantages of timber frame seem to me to outweigh traditional concrete built houses, ie., a good heat insulator/quicker build/cheaper.

Anybody have any thoughts on that? Cheers for now!!!

Larrymo