Planning, drawings not to recognised scale

bryaj · 17-09-2019 7:56pm #1

Hi, has anyone any experience of this.

Neighbour submitted planning application for a 2 storey house in an urban location, backland development.
Neighbours house and ours are semi detached single storey.
5 objections/observations made.
Planning granted, no request for further information.
Pointed out to planning authority that there was no tmb on site layout plan or reference to ordnance survey data.
2 levels on site layout plan, 1 at entrance the other along driveway, none to indicate floor levels.
Drawings submitted for planning not in accordance with planning regulations articles 22/23, not to a recognised scale. Recognised scale noted on drawings. I had to increase one drawing by 108% as I wanted to overlay my 1/200 section over a planning drawing.

The decision of the planning authority was based on innacurate information.
The application should have been invalidated in the first place?
Decision appealed to ABP, awaiting decision.

What will ABP do.

Thanks

Del2005 · 17-09-2019 7:59pm

APB will either uphold or reverse the planning decision. If you disagree with them the you go to court.

Gumbo · 17-09-2019 11:14pm

Once they make it through validation, nothing you can do now.
How did you scale the drawings? From the online system or in person at the public counter.

Depending on the council, levels may not be required. It’s not a requirement in Dublin city, as dimensions will suffice.

bryaj · 17-09-2019 11:45pm

kceire wrote: »

Once they make it through validation, nothing you can do now.
How did you scale the drawings? From the online system or in person at the public counter.

Depending on the council, levels may not be required. It’s not a requirement in Dublin city, as dimensions will suffice.

I scaled in person at public counter.

LA validation checklist ticked that level or contours of the land and the proposed structures relative to ordnance survey data or a temp local benchmark were provided.
It is alsp a requirement of the planning and development regs 2001, articles 22 & 23.
My understanding is that floor levels must be indicated on site layout and floor plans relative to a tbm or os data.

bryaj · 17-09-2019 11:50pm

In the absence of levels relative to a tbm or os data I cannot relate accurately the height of the proposed development to our family home.

How can Local Authority maintain control of development either?

BryanF · 17-09-2019 11:51pm

Is proposed floor level matching existing ?

bryaj · 18-09-2019 12:11am

Site slopes down from front to back almost 1M.

I had levels taken through our site to relate our house as best i could to proposed development. ( included in objection)

The proposed development, a 2 storey house to the rear of an existing semi- detached dwelling.

No not matching.

I queried height of existing house also.

The ridge of ours (house a) is 5175 above floor level.
Ground 290 lower at front, 600 at back.

Agent states that existing house ( house b) is 6750 high..

House a and b are semi detached with same ridge and floor levels.

Planning report stated that house b was c. 6m high (no reference to what it is 6m high from)

I thought that heights were measured from ground floor level?

Google circa - as near as dammit

DOCARCH · 18-09-2019 6:12am

Was the application submitted online by the applicants?

Could simply be a printing of hard copy of drawing issue?

bryaj wrote: »

I thought that heights were measured from ground floor level?

For planning applications, external heights, to elevations, are generally indicated from external/general ground level.

Gumbo · 18-09-2019 9:15am

bryaj wrote: »

I scaled in person at public counter.

LA validation checklist ticked that level or contours of the land and the proposed structures relative to ordnance survey data or a temp local benchmark were provided.
It is alsp a requirement of the planning and development regs 2001, articles 22 & 23.
My understanding is that floor levels must be indicated on site layout and floor plans relative to a tbm or os data.

Article 23(1)(c) Retain temporary local benchmark but add "whichever is most appropriate"

This allows the LA to accept TBM or dimensions from adjacent ground level in my opinion.

bryaj · 18-09-2019 9:53am

Not an online application.

Agent may have set their printer set to 'fit page'?

Photocopier in planning authority printing at 100% checked that in their office.

So drawings while anotated to be to a scale of 1:100 or 1: 200 are to a scale of 1:192 or 1 : 212 or somewhere in between.

mickdw · 18-09-2019 10:01am

While the poorly scaled drawings are very poor work,
Its u likely to have made a difference in how the development was viewed by planning authority or the decision they made.
Did you make an observation during the aoplication?

bryaj · 18-09-2019 10:47am

Yes made observation, now appeaked to ABP

Gumbo · 18-09-2019 11:15am

bryaj wrote: »

Not an online application.

Agent may have set their printer set to 'fit page'?

Photocopier in planning authority printing at 100% checked that in their office.

So drawings while anotated to be to a scale of 1:100 or 1: 200 are to a scale of 1:192 or 1 : 212 or somewhere in between.

Yes, possible mistake on printing which should have been picked up by the Drawing Office on Validation.

Once Validated, they cant do anything though. Can only be invalidated on a site issue.

Just let your appear go through now. If the decision was made on sound planning choices, then the Board will see that.

Planning, drawings not to recognised scale

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