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Planning Permission
There are mainly three types of planning permission in Ireland that a self builder can apply for and they are:
- Outline planning permission
- Permission following grant of outline permission
- Full planning permission
Before we go into details of the differences on the above permissions, there are a few things to remember and consider before an application is made.
a) Always consult a qualified architect or engineer before you apply for the permission. b) Talk to your local planning department before you decide on any method or design for your build. It is very important that you ask the opinion of the local planning engineer as they can guide you towards what is allowed and what would not be even considered. By doing this you might save yourself a lot of time and paperwork for getting your permission. c) When planning your site and designing your house, do consider what effect it might have on the area and the environment as this is one of the main areas where your local planning department would be looking at before a permission is granted. Try to integrate the structure into the existing landscape. d) If there are no mains water or sewage do consider the options available to you. When looking at Waste Management do choose the system that would cause the least damage to the nature and local environment. It should also be acceptable with your local planning and have an Irish Agrement certificate. e) Ask the local planning department to show you the area development plan for the next few years. This would give you some ideas of what are planned in the area for the future.
What is the difference between the above permissions:
Outline planning permission is sought when you are planning to build a house in the near future but you have not yet decided on the design or you might not be ready yet for your own personal reasons. You still have to inform the planning department of your intentions as far as the design and Waste Management . For example, is it going to be a single or two storey building. Is it going to be septic tank or a bio waste treatment system.
Permission following the grant of outline planning permission is applied for when you are ready to go ahead with your design and you have all the required documentation needed for a full permission.
Full planning permission can be applied for when you have already decided on all your plans and designs and you wish to go ahead with the construction as soon as you are ready.
A planning permission is usually valid for five years but this should be confirmed with your local planning department.
How to apply for your planning permission:
You can apply for your permission on-line by visiting the web site of your Local Planning Department or by submitting the required documentation to the above office’s.
What is required for applying for the planning permission;
1) Six copies of the application form, fully completed and signed. 2) Six copies of 6” Ordnance Survey map, scale 1:10560, indicating location of the site. All applications must be original Ordnance Survey maps carrying a red stamp or stamped with a license number from the Ordnance Survey Office. The number of the Ordnance map and North point should be clearly indicated thereon. 3) Six copies of 25” Ordnance Survey map, scale 1:2500, with site boundaries outlined in Red. Adjacent land in applicants control must be outlined in Blue and way leaves in Yellow. The North point and the number of the Ordnance map should be clearly indicated thereon. All maps must be original Ordnance Survey maps carrying a red stamp or stamped with a license number from the Ordnance Survey Office. 4) Six copies of Site Layout Plan, scale 1:500, with the site outlined in Red, with the North point showing, also showing the levels or contours where applicable. The position of the site notice affixed to the land or structure must also be shown on the Site Layout Plan or on a separate original map. 5) Six copies of detailed structural drawings, specifications, etc. of the proposed development. These drawings shall be clearly scaled and dimensioned, must be metric scale of not less than 1:200 and must indicate the North point. The proposed development should be clearly marked or coloured to distinguish from the existing development. (Not required for Outline Planning Permission). 6) Six copies of a schedule listing the plans, drawings and maps described in 2-5 above. 7) Public Notices: The original page of newspaper containing the notice and five copies, and six copies of a white site notice. If the application refers to a site for which a valid application was submitted within the last six months the site notice must be yellow. 8) The appropriate planning fee, which currently is 65 Euros. 9) If relevant, Six copies of a site Suitability Report, completed on your local Council site suitability report form, detailing trial hole and percolation test results carried out within the last 12 months, by a suitably qualified and competent person holding adequate professional indemnity insurance. Also if relevant, Six copies of the treatment plant specification.
Please Note:
* Applications must be received within fourteen days of the date of publication of the newspaper notice.
* The application will be declared invalid if any documents are missing or if the site notice is not on site if the site is visited.
Depending on the type of permission, you should also include house design and plans and details on source of water and waste treatment system.
The above is a guideline and should be confirmed with your qualified architect or engineer and the Local Planning Department.
What happens if your planning permission is refused:
The planning system includes a comprehensive appeals process. Under this, all planning decisions made by planning authorities may be subject to independent review by An Bord Pleanala.
The appeal must be made within 4 weeks beginning on the date of the making of the decision by the planning authority.
The appeal must be made in writing and posted or delivered to:
The Secretary, An Bord Pleanala, 64 Marlborough Street, Dublin 1. Tel: 01 8588100 or locall 1890 275 175 , Web site www.pleanala.ie , E-mail bord@pleanala.ie
The appeal must be fully complete from the start. You are not permitted to submit any part of it later on, even within the time limit and it must include:
Further information about the appeal process can be obtained from An Bord Pleanala or your Local Planning Department
The seven year rule
When you receive your planning permission, as one of the conditions you might see the following condition “ The proposed dwelling house for a period of seven years from the date of completion shall be for the sole use of the (applicant or applicant and subsequent owners).
What this means is that if it only has applicant under the condition, should you wish to sell the property within seven years of the house being completed, you will need permission from the local planning department before you can go ahead with the sale. The reason for this has been explained as in the interests of sustainable development.
However, if the wording includes applicants and subsequent owners there should not be a need to inform the local planning department.
Building Stages
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