Planning Permission for Basement Apartment

Dodgers32 · 05-05-2021 2:35pm #1

Folks -

How difficult would you believe it would be to convert the basement of a house into an independent apartment in Dublin 8. The house is one of a three, 2 storey over basement, Terrace and the other two properties have previously been converted (~30 years ago).

There is separate access to the basement from the front garden. The internal layout will need renovation/modernization but are there any hard stops due to current building regulation or DCC planning?

Thanks

PMBC · 05-05-2021 2:42pm

How long has it been in use as a basement? I presume originally it was a terrace house with a basement and at some time the latter was converted or just changed to separate apartment. Was there ever a planning permission involved with that?

Dodgers32 · 05-05-2021 2:55pm

Yes, it would have been originally a terrace house over three floors. The basement has been used as a granny flat - it's been laid out with its own kitchen and bathroom for some time. An internal stair still connects the basement to the ground floor.

No planning exists for the property.

PMBC · 05-05-2021 3:37pm

You will need planning permission and the planners will take into account parking, private open space etc. However it appears as if this type of development will have a bit of support given the shortage of housing accommodation. At least, if not more important will be Building Control and Building Regulations and fire safety element of those 'Regs'. As a simplification you could visualise it as the basement apartment being wrapped in its own fire safety jacket with provision made for escape in case of fire from within and without.

Dodgers32 · 05-05-2021 4:05pm

So you would not envisage any major issue from a planning perspective, assuming all necessary building regulations can be met?

PMBC · 05-05-2021 4:12pm

I think planning at the moment is well attuned to the government about the need for accomodation so I dont think there would be a major problem.
But Im a civ eng not a planner. :eek:

Gumbo · 05-05-2021 6:30pm

Planning required but don’t forget a fire cert also required.
Parking etc may be a concern.

Dodgers32 · 05-05-2021 7:37pm

Parking should not be an issue as there is ample on-street parking outside - however, I see fees for a fire cert is up to a max of €12,500!!

is that typical?

[Deleted User] · 06-05-2021 11:12am

I would imagine ventilation would be a big aspect that the county council would need to look at.

DOCARCH · 06-05-2021 1:11pm

Dodgers32 wrote: »

Parking should not be an issue as there is ample on-street parking outside - however, I see fees for a fire cert is up to a max of €12,500!!

is that typical?

That's max. fee.

If the proposed apartment and remaining house were, say, 150 m.sq., the fee would be E 435 (150 x E 2.90).

Bear in mind that is just the application fee. You would have to get somebody to prepare the application.

I also imagine disability access may be a bit of a hurdle?

Dodgers32 · 06-05-2021 3:13pm

So would the architect prepare this Fire Cert application (along with the planning submission) or is there another specialist required?

The fire cert is approved off plans rather than a site inspection, correct?

BryanF · 06-05-2021 3:21pm

The arch can sort FSC and DAC

Re DAC and access.. installing a lift.. cheapest seems to <20k
https://www.innovacareconcepts.com/en/blog/news/home-lift-cost/

Dodgers32 · 06-05-2021 3:47pm

OSI wrote: »

Having been through the planning process recently myself, I can safely say it most certainly is not.

Uh Oh - Any pointers you could suggest before I get started ... ?

Gumbo · 07-05-2021 1:53am

Dodgers32 wrote: »

So would the architect prepare this Fire Cert application (along with the planning submission) or is there another specialist required?

The fire cert is approved off plans rather than a site inspection, correct?

In Dublin City, it’s inspected once construction starts generally.

Planning Permission for Basement Apartment

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