Grace Park Wood Development, Drumcondra

Timelapse · 19-05-2017 3:30pm #1

Hi,

Did anybody else bought there home in the last weekend's launch of Grace Park Wood Development, Drumcondra.

How are you finding the development?

I booked a Ash Type 3 bed house, it seems a little small for the price and doesn't seems to have enough storage space.

How are you finding the finish of the house?

Thanks
Timelapse

Househunter30 · 22-05-2017 6:00pm

Hi,

I too have booking deposit on a house in Grace Park Woods. Savilles confirmed today that there will be social housing in the development as referenced in a Sunday Times article yesterday. We were not aware of this until yesterday.

Best of luck

IronSteve · 22-05-2017 7:39pm

Househunter30 wrote: »

Hi,

I too have booking deposit on a house in Grace Park Woods. Savilles confirmed today that there will be social housing in the development as referenced in a Sunday Times article yesterday. We were not aware of this until yesterday.

Best of luck

What percentage social housing? Would assume 10% is standard in all new developments?

Househunter30 · 22-05-2017 8:12pm

Yes, 10 percent social housing apparently is now standard for any new development that was granted planning after September 2015. It seems that Grace Park woods was granted planning in October 2015.

dubrov · 22-05-2017 8:16pm

Househunter30 wrote: »

Hi,

I too have booking deposit on a house in Grace Park Woods. Savilles confirmed today that there will be social housing in the development as referenced in a Sunday Times article yesterday. We were not aware of this until yesterday.

Best of luck

Strange as I was told the day before they went on sale that there would be no social housing due to the timing of the planning application.

Surely they must have known at that stage.

IronSteve · 22-05-2017 8:21pm

They definitely knew.

Househunter30 · 22-05-2017 8:28pm

dubrov wrote: »

Strange as I was told the day before they went on sale that there would be no social housing due to the timing of the planning application.

Surely they must have known at that stage.

Sunday Times article by Valerie Flynn yesterday indicated the developer was in negotiations with the council to finalise costs and agreements for social housing. I rang Savilles today and they confirmed this was the case. They couldn't tell me where in the development the social houses would be yet?!

ohcrap · 22-05-2017 8:48pm

I've a deposit down too- bit worried- surely they must have known and do know the amount now? Will we know before we get to contract stage?

Is there a link to the article? Thanks

athtrasna · 22-05-2017 10:05pm

10% is the legal requirement and social housing these days tends to be scattered around a development rather than a block of homes, for many reasons.

Here we go · 22-05-2017 10:47pm

I know 10% is the legal amount but how exactly does that work. You build an estate of 700 k houses you have to build 10% equal quality houses.Or can they build lower cost houses in the estate. If it's a mixed value estate 3/4/5 beds are the 10% taken from the 3 beds or mixed. I'd have no issue with it in the long term it's creating better communities and stops putting all people who need in the one area creating gettos. I would be worried of the councils buying up extra. Iv heard of them buying up to more then 50% in some areas because of the houseing crises.

Gumbo · 22-05-2017 11:12pm

Househunter30 wrote: »

Yes, 10 percent social housing apparently is now standard for any new development that was granted planning after September 2015. It seems that Grace Park woods was granted planning in October 2015.

10% now, it used to be 20%. So social housing inclusion was always planned for this estate. Phase approaching completion, with the following phases to commence straight away.

Gumbo · 22-05-2017 11:14pm

Here we go wrote: »

I know 10% is the legal amount but how exactly does that work. You build an estate of 700 k houses you have to build 10% equal quality houses.Or can they build lower cost houses in the estate. If it's a mixed value estate 3/4/5 beds are the 10% taken from the 3 beds or mixed. I'd have no issue with it in the long term it's creating better communities and stops putting all people who need in the one area creating gettos. I would be worried of the councils buying up extra. Iv heard of them buying up to more then 50% in some areas because of the houseing crises.

A broad mixture of 2, 3 and 4 bed units.
Scattered throughout the development.

Timelapse · 23-05-2017 10:04am

Hi Househunter30,

Do you have the link to that article from Sunday Times?

Thanks!!

dubrov · 23-05-2017 12:24pm

Here you go:

https://www.thetimes.co.uk/article/builders-sell-homes-despite-lack-of-deals-over-social-housing-qrmp3fls7

If you register without subscription, you can view 2 articles per week on the Times website

Timelapse · 23-05-2017 5:28pm

Hi,

Is any body been offered Attic Conversion by the builder for there house in GPW?

Thanks!!

dubrov · 23-05-2017 6:20pm

Estate agent on site said that the roof would be too low to do an attic conversion. I think it was specifically in relation to the Elm.
I thought that was strange given the planning suggests it is possible.

Timelapse · 23-05-2017 8:06pm

dubrov wrote: »

Estate agent on site said that the roof would be too low to do an attic conversion. I think it was specifically in relation to the Elm.
I thought that was strange given the planning suggests it is possible.

I thought that the height for Ash is not enough for Attic but Elm, Hazel & other are fine....Which reference you have that suggest that Attic is possible??

dubrov · 23-05-2017 8:29pm

Timelapse wrote: »

I thought that the height for Ash is not enough for Attic but Elm, Hazel & other are fine....Which reference you have that suggest that Attic is possible??

You can find it in the full planning application here
http://www.dublincity.ie/swiftlg/apas/run/WPHAPPDETAIL.DisplayUrl?theApnID=2991/15&SearchID=2

Timelapse · 24-05-2017 10:26am

Hi Dubrov,

Yes I can see the planning permission is already approved for 3 Bed Deep Type (Elm) house for Attic Conversion and Extension. That includes putting in Dormer Window in front.

For Hazel there is no planning permission taken but elevation on Hazel (9.643) is more than Elm(9.131) from plans and seems to follow the same deep type house structure.

Wonder why the the estate agent then said that Elm cannot be converted??

dubrov · 24-05-2017 11:21am

The estate agents may have made a mistake. I would check directly with them.

I also don't understand why they wouldn't offer the attic conversion (even at a high price) as an option on any of the houses.
I would be cheaper to do during the initial build rather than trying to convert afterwards.

Timelapse · 24-05-2017 12:13pm

Also there is planning permission granted for Extension at back of Ash Type houses.

But I haven't heard a single things about it!!

Timelapse · 25-05-2017 10:06am

dubrov wrote: »

The estate agents may have made a mistake. I would check directly with them.

I also don't understand why they wouldn't offer the attic conversion (even at a high price) as an option on any of the houses.
I would be cheaper to do during the initial build rather than trying to convert afterwards.

Hi Dubrov,

If they don't offer Attic conversion on Hazel or Elm type house would the ceiling of 1st floor be made strong enough to support Attic??

Cause if the ceiling is not made strong enough then it would be a problem?

As the houses are timber frame you can't add steel beams to support Attic Conversion??

Thanks

dubrov · 25-05-2017 2:30pm

Timelapse wrote: »

Hi Dubrov,

If they don't offer Attic conversion on Hazel or Elm type house would the ceiling of 1st floor be made strong enough to support Attic??

Cause if the ceiling is not made strong enough then it would be a problem?

As the houses are timber frame you can't add steel beams to support Attic Conversion??

Thanks

I have no idea I am afraid. I asked before the sale date about extensions and attic conversions and was told the family room extension was only available on the Elm to make it the same as the Blackthorn. Attic conversions were not being offered by the builder.

I had a nose on the Saturday and was told the attic could not have been converted on the Elm due to the roof height.

I had already decided not to buy before the initial viewing on the Friday as although the 3 beds looked nice on the plans, they were a bit too small for us. An attic conversion and family room extension would probably have been sufficient space-wise internally but it would have decimated the already tiny garden.

I think the 3 beds will all still close fairly quickly though.

Timelapse · 25-05-2017 2:43pm

dubrov wrote: »

I have no idea I am afraid. I asked before the sale date about extensions and attic conversions and was told the family room extension was only available on the Elm to make it the same as the Blackthorn. Attic conversions were not being offered by the builder.

I had a nose on the Saturday and was told the attic could not have been converted on the Elm due to the roof height.

I had already decided not to buy before the initial viewing on the Friday as although the 3 beds looked nice on the plans, they were a bit too small for us. An attic conversion and family room extension would probably have been sufficient space-wise internally but it would have decimated the already tiny garden.

I think the 3 beds will all still close fairly quickly though.

So you haven't booked anyone from the Prelaunch?

dubrov · 25-05-2017 3:50pm

Yes. I didn't book any.

I knew the prices and viewed the plans so knew what I'd be getting beforehand

Gumbo · 25-05-2017 4:01pm

dubrov wrote: »

The estate agents may have made a mistake. I would check directly with them.

I also don't understand why they wouldn't offer the attic conversion (even at a high price) as an option on any of the houses.
I would be cheaper to do during the initial build rather than trying to convert afterwards.

It's all got to do with plot ratios, number of bed spaces and private open spaces. If they convert the attic then they add a double. We space to that dwelling which means that the private open space for that dwelling increases which in turn means the occupation level of the estate increases which in turn means the public open spaces in the development increases.

Everything has a knock on effect.
Then you have the development standards for the city which ensures a mix of 2,3 and 4 bed houses. If every house in the estate had the extra bedroom the average house price increases and in turn excludes many buyers from the scheme.
This ensures a mixed development.

Then you have the building regulations for a 3 storey dwelling which are strictor than a 2 storey and bottom line here is that it increases the cost to the developer.

Fada70 · 14-06-2017 2:53pm

I was also told that attics cannot be modified (trussed roof structure, etc.).
Any update re social housing location?
Is anyone going for Help to Buy rebate? The developer is listed as qualifying constructor.
Scary news re emerging housing bubble last week...

BCunn · 14-06-2017 4:21pm

Fada70 wrote: »

I was also told that attics cannot be modified (trussed roof structure, etc.).
Any update re social housing location?
Is anyone going for Help to Buy rebate? The developer is listed as qualifying constructor.
Scary news re emerging housing bubble last week...

Hi, Deposit down on an Elm and saw this thread so thought I would join.
Having asked the EA I was told there was no attic conversions on offer, that's not to say the attic cannot be converted, but that it isn't on offer as part of the sale (in the same way the kitchen extension is). I think this is because the trussed roofs are a cheaper method (prefabbed and stuck on the house) for development, but are more complex to convert into a living space as a result.
I would be interested in an attic conversion in the future so had also come across similar threads while researching, cant link them

Fada70 · 14-06-2017 10:32pm

You are one of the six lucky ones :).
Elms were taken, so I put a deposit on a Hazel hoping for a future attic conversion - the planning permission docs indicate sufficient roof height. The kitchen looks smaller every time I view it :(.
Worried a bit that the 5-beds are not selling...

GhostyMcGhost · 14-06-2017 10:37pm

Fada70 wrote: »

Worried a bit that the 5-beds are not selling...

At 735k a pop I wouldn't be surprised

Househunter30 · 19-06-2017 9:16pm

Have been told by council that 2 apartment blocks will consist of social housing and not the houses.

LirW · 19-06-2017 10:31pm

As far as I'm aware it's the same in the Kilternan development: They have 2 apartment blocks in the front that are for social housing purposes.
10% of every new development will be bought by the council for social housing, Grace Park is no exception.

AsianDub · 19-06-2017 10:38pm

In Grace Park would it be the entire block(s) as was Hazelbrook Square in Churchtown?

LincolnHawk · 19-06-2017 11:20pm

LirW wrote: »

10% of every new development will be bought by the council for social housing, Grace Park is no exception.

The mandatory 10% isn't bought by the council is it?
The developer has to provide it right? So the working people pay for it really, its factored into the price of your house

LirW · 19-06-2017 11:55pm

Honestly I'm not 100% sure but no matter how it is, in every new development in Dublin there must be social housing units provided, at least 10% of the stock.

sphinx501 · 20-06-2017 1:45am

Any development granted planning after Sept 2015 over 10 units must provide 10% social housing for use of the local council. Before this date the developer had the option to buy out of providing social housing.

Gumbo · 20-06-2017 2:31pm

LincolnHawk wrote: »

The mandatory 10% isn't bought by the council is it?
The developer has to provide it right? So the working people pay for it really, its factored into the price of your house

Yes, they are bought by the council for cost price plus a very low margin of profit for the developer.

I've been involved in the hand over of part 5 housing allocations but at that time it was 20% of the units. Now it's only 10%.

So no. Not factored into the working people, they are paid,for by the council.

LincolnHawk · 20-06-2017 11:24pm

Lol, of course that still pushes up the price for the working Joe. Having to sell 10% close to cost means the developer will need a bigger margin on the rest. Back to economics school.

Gumbo · 21-06-2017 8:48am

LincolnHawk wrote: »

Lol, of course that still pushes up the price for the working Joe. Having to sell 10% close to cost means the developer will need a bigger margin on the rest. Back to economics school.

LOL
deal with it. Social integration will be part of this development, and every other development. Just because they are priced as if they are clontarf doesn't mean social units won't be present. This is still a large development, density maxed out to development plan standards and built for a profit by the builder.
I've been in every house in Grace Park, before, during and on completion so I know which one is buy (if any).

Your comment about the developer have to hand over the units for free was incorrect. I addressed that false statement, that is all. Now back to charm school for you.

Fada70 · 21-06-2017 10:51am

I've been house-hunting for 3 years, went thru numerous bidding and "bidding" wars, spent years searching about the area/building/locality. Now, I paid the deposit (knowing there were no ghost bidders, rising damp, non-existing sinking funds, fire-traps, strange cracks in the walls, etc.). I know the house is overvalued for cca 200K (I am still sourcing funds and negotiating with banks) and that Richmond Rd is a far cry from the sea views of Clontarf. I am 100% pro social integration, a bit worried that the allocated units are not distributed (we all know the history of isolated pockets of social housing)... I am too aware of the OECD opinion, problems in the construction industry, warnings we read in the papers... A further year of renting while waiting for the house does not help....
The people who put deposits on 3-beds and whom I met at the viewings subsequently seemed to share my experiences/worries.
I know nothing about the building quality of the houses. If you do kceire, please share.

LincolnHawk · 21-06-2017 5:29pm

kceire wrote: »

Your comment about the developer have to hand over the units for free was incorrect. I addressed that false statement, that is all. Now back to charm school for you.

That's why I didn't state it as fact but asked the question. It was an incorrect assumption I'll admit.

Browney7 · 21-06-2017 6:33pm

How do the council decide who on the list gets to live in the "nicer" stock? Political connections or just those who make a tonne of noise? Let's face it, a social house here versus some of the less salubrious parts of town are not one of the same.

Carey8123 · 21-06-2017 10:27pm

I signed up for a house at the launch - I wasn't considering an attic conversion but had noted the option for an extension to the rear. As for social housing, I was told by Savills that the allocation hadn't been determined but they said none of the houses in the first phase were to be allocated to that purpose. I agree with the earlier comment that a spread through the development would be good - it would be annoying to have paid the 35k extra for end of terrace near to the apartment block and now find that they are all to be allocated in that way.
Separately, for anyone else who has bought, what has your experience been with the Developer/Savills? Any questions/requests I made are being either ignored (manhole cover in the backgarden?) or dismissed (changing to a shower in the main bathroom). I can appreciate all builders want to minimise changes and it is a sellers market but the utter inflexibility is still amazing. I have friends in other countries (equally hot prices) buying new houses/apartments and the builders are willing to make some changes for free (location of power supply, tv point, etc.) and others for additional cost (additional tiling / light fixtures). For any other buyers, what has been your experience with the developer/agent?

Fada70 · 21-06-2017 11:07pm

I asked for a few changes, offering to cover full cost, all requests refused point-blank.

CFC007 · 21-06-2017 11:52pm

I've a bought house from the same builder in a different development and absolutely no modifications were allowed. Pretty annoying all the same. Still waiting for the house to be finished so can't comment on the quality of finish.

Gumbo · 22-06-2017 1:34pm

Fada70 wrote: »

I asked for a few changes, offering to cover full cost, all requests refused point-blank.

CFC007 wrote: »

I've a bought house from the same builder in a different development and absolutely no modifications were allowed. Pretty annoying all the same. Still waiting for the house to be finished so can't comment on the quality of finish.

things have tightened up with the new Building Control Amendment Regulations. If the builder makes changes, the Assigned certifier doesn't sign off as compliant.

Changes can be made by the home owner after hand over is the only option. Its pretty much like this on most sites now a days.

Househunter30 · 22-06-2017 9:23pm

I too asked about putting a shower in main bathroom and was told no. I assumed there'd be some way round this but to be paying a large amount for a house with a shower head only in bathroom seems crazy. Have asked Savills several times to provide information about social housing and they have yet to get back to me. Don't like the idea of social housing lumped together in 2 apartment blocks either!!!

Carey8123 · 22-06-2017 10:43pm

@kceire: Would the building regulations also mean that they could not leave the bathroom un-tiled / unfinished? Bad enough having to organise someone to instal a shower, I really don't want to have to pay to rip out a bath which has just been installed. Separately, I was told that with the seals on a high energy efficient house, adding plugs and moving TV points afterwards would (without alot of work) breach the seals and reduce the rating. If that is the case, the developer's refusal is particularly egregious.

@ Househunter30: I agree re the shower head. You can't even use the bath as a shower given the central location of the taps and the sloped sides on the bath.

Fada70 · 23-06-2017 9:21am

Does anyone know anything about the imposed management company? Any indication re the management fees? I viewed a house in a similar development, the mgm fee was 1980 Euro/year.

Fada70 · 23-06-2017 9:21am

Does anyone know anything about the imposed management company? Any indication re the management fees? I viewed a house in a similar development, the mgm fee was 1980 Euro/year.

dubrov · 23-06-2017 9:57am

Fada70 wrote:

Does anyone know anything about the imposed management company? Any indication re the management fees? I viewed a house in a similar development, the mgm fee was 1980 Euro/year.

Savills estimate was 450/550/650 for a 3/4/5 bed house.

Grace Park Wood Development, Drumcondra

Comments