Hypothetically - how easy is it to object to an apt block?

trio · 08-07-2016 10:30AM #1

This is a hypothetical as the property behind is is still up for Auction so nobody has actually bought it yet.

However we have a lot of fears that it is going to be turned into a 3/4 unit apt block.

It is on a large plot, in a very commercial location, and the house is extremely neglected and possibly unsafe. So we cant really see a family wanting to put all that effort in sadly.

It directly backs onto us. The disruption to us would be considerable if it were turned into apts as given the area it would certainly be about a dozen students placed in the units and they are a nightmare round here at the best of times tbh.

However Im not sure if we would have any other grounds for objection really.

Hypothetically how easy is it to actually stop plans of this type here in Ireland? Impossible? Or is there any chance?

seamus · 08-07-2016 10:42AM

Not that easy, and really only possible if you have actual objections rather than minor things like, "it'll probably have students in it" or "apartment blocks are ugly".

The best way is to get a lot of residents onboard to object as a single body and engage a civil engineer to provide guidance as to the major flaws with building an apartment block in that location.

Things like the apartment block being unnecessary (lots of empty properties in the area?), being out of step with the surrounding area (e.g. a 5m block surrounded by bungalows or dormers), or being an exceptional burden on the local infrastructure (lots of traffic in and out) are more likely to get it blocked.

Objections about the disruption during building, loss of privacy, etc, usually just result in orders being made by the planning authority about putting frosted glass on overlooking windows, removing overlooking balconies, start and end times for building works, etc.

If it's simply a NIMBY objection to a building, the planning authority is unlikely to completely block the development, especially if you're in a region that's suffering from a housing shortage. The best you can hope for there is a modification of the plans to cause minimum disruption to you.

Metric Tensor · 08-07-2016 10:43AM

If a purchaser wants to convert it they will have to get planning permission.

When they apply for planning permission you can submit an observation where you list your concerns. The only concerns that will have merit are the ones where you show that the proposed development is not following the rules/guidelines of the local development plan.

The local authority may then refuse or grant the planning permission.

If they grant it you can appeal the decision to An Bord Plenala. Again your appeal should detail where the proposed development goes against the development plan.

To give you an example:
Observation with merit: The local area development plan says buildings in this area should be restricted to three storeys and this proposal has four.
Observation without merit: I don't like students because they are a nightmare. Hence I don't want an apartment building near me.

trio · 08-07-2016 11:15AM

Thank you both so much - we really have no clue. I suspect there might be grounds on traffic issues as the property is next to a very hectic junction but it's good food for thought.

Angry bird · 08-07-2016 08:52PM

I would say the best objection is, the best use of the site for the neighbourhood would be x, and list reasons why. Impact on neighbouring amenity, traffic hazard ate legitimate objection reasons also. I can spot a NIMBY objection a mile off and pay little heed to them. When there is a planning application, go into the council and ask under what criteria will the application be assessed under the relevant development plan for the area. Base your objection on those specifics that a planner will assess it on. You don't need long winded detail but specific detail.

Hypothetically - how easy is it to object to an apt block?

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