New Development Royal Canal Park D15

Manion

A few people have been asked over PM for photos. There is nothing particularly private about it so I'm including some photos here.


Photo of stairs on moving in.

https://www.dropbox.com/s/rbdxqb95c0x9870/2016-10-26%2009.30.55.jpg?dl=0

Kitchen with wall opened up

https://www.dropbox.com/s/hxv96dtdw702h8j/2016-10-26%2009.35.06.jpg?dl=0

Sitting room through to Kitchen:

https://www.dropbox.com/s/s9d5naryh5661pt/2016-10-26%2009.35.18.jpg?dl=0

This is what we did with the hotpress for those interested.

https://www.dropbox.com/s/fzdu2br1eaw5u9c/2017-02-28%2016.57.53.jpg?dl=0

https://www.dropbox.com/s/scqv9az9294xb5q/2017-02-28%2016.58.13.jpg?dl=0


For dinning table size we found the following website good as it outlines how much space you really need around a table.

http://www.houseplanshelper.com/dining-table-size.html

Nhol78

Manion,

Thanks for the pictures, Did you sand and varnish the wooden floors up stairs?

Miss lemon

Is there a way for you to share the sketchup templates that you created?

Manion

We thought about it but decided to go for carpet to reduce noise and also we've an older dog and I had images in my head of her falling down the stairs.

Nhol78

Manion wrote: »

We thought about it but decided to go for carpet to reduce noise and also we've an older dog and I had images in my head of her falling down the stairs.

ah makes sense. 
I've noticed the kitchen is different that what's in the showhouse?  did you choose to have a different colour kitchen? and drawers with handles?  thanks!

Manion

Yes, different colour, different finish and different handles. The counter top is different as well. We traveled out to the factory and picked out what we wanted. We picked out completely different appliances as well. The ones you get "for free" have extremely poor energy ratings and are basically just crap and as a personal thing I hate fitted microwaves so we went for a double oven instead and put the microwave in the utility.

If it wasn't for the fact that the kitchen people were so terrible at communication I'd probably be singing their praise. But it was extremely stressful dealing with them.

Nhol78

I think you may have mentioned that a while ago.....just remembering now!  I know what you mean...it took over 10 phone calls/ emails to get any info form them about the island.  We let Ballymore know how difficult it was.
Your kitchen looks great! Can't wait to move in at this stage!

janeybaby

We took a walk down by the site yesterday evening and looks like there was some damage done to the boat house - Windows smashed in, small bit of graffiti on the doors. Anybody know what happened here?

summerplans

That damage has been there for a number of months.

Danny87

Has anyone a copy of the architectural drawings for the ash house in pdf ? The Brochure says 114m2 but i have my suspicions.

I have computer software here that can produce accurate to the mm dimensions, might be useful for people ordering floors as a double checker also

andreionut

fret_wimp2 wrote: »

Regarding Paint, anyone get Ballymore to paint it grey, like Sherry Fitz said?

I did, but I asked that during the summer. Some people are saying that there are no more options.
FIY the grey is a dark one. They used Dulux Trade Easycare Matt - French Grey 113.

This is how it looks: https://cl.ly/1p3g0f1j3w1E
We expected a much lighter grey.

andreionut

Danny87 wrote: »

Has anyone a copy of the architectural drawings for the ash house in pdf ? The Brochure says 114m2 but i have my suspicions.

I don't have the plans, but I noticed, for a Heron, that the area includes bathrooms and utility rooms.

Nhol78

andreionut wrote: »

I don't have the plans, but I noticed, for a Heron, that the area includes bathrooms and utility rooms.

Note that in the Heron it does not include the attic storage.

cronos

Manion wrote: »

This is what we did with the hotpress for those interested.

https://www.dropbox.com/s/fzdu2br1eaw5u9c/2017-02-28%2016.57.53.jpg?dl=0

https://www.dropbox.com/s/scqv9az9294xb5q/2017-02-28%2016.58.13.jpg?dl=0

Did you do the hotpress work yourself? Did you do anything in the attic space with the water tank?

Manion

cronos wrote: »

Did you do the hotpress work yourself? Did you do anything in the attic space with the water tank?

Yep, did it myself but we only did the hotpress. The rest of the house we put down hardware floors over the pine. In the attic the floor is just some chipboard. I've sealed it with polybond to keep down the white chalky dust. At some point we may put down click click flooring in there.

minkey

Just an update to the damage to the Kiosk/Boathouse

This Building has be up for over a year with no noticeable damage that I could see. Only a few weeks ago the door was smashed in . It was boarded up with some wood by Ballymore . At 7.30 pm last thursday (might have been Wed) I personally witnessed some youths smashing in the wooden door and setting it alight. I only happened to see it because I was putting my daughter to bed and was closing the blinds, we called the guards who in turn called the fire brigade, but the fire was out well before the fire brigade got there . Anyway its up to Ballymore to secure it better or eventually the vandals will return and finish the job. Unfortunately there was no emergency number for the site, when the Security person for the building site arrive he said his job was only to secure the site, so I suppose this kiosk is technically not part of the site. Anyway I reckon not many people noticed the fire because I certainly would not have noticed anything had I not been looking out the window at the time. I hope it does not put of potential tenants of the building because if would be a lovely addition to the area once its in operation

janeybaby

Thanks Minkey, just hadn't noticed it before. It's not deterrent from continuing with purchase but I would have thought it was part of the current site therefore security would be keeping an eye out. I'd question over who's funding will fix this - Ballymore, developers or the residents management company?

On another note, a week or so back in the thread a number of people expressed an interest in going for the interior painted grey. At the time I mentioned that we were waiting to see if the contract had any reference to it and on Friday, we were advised that this is not stipulated anywhere in our contract. Our solicitor has put the request to Ballymore as one of the conditions on our behalf before we confirm. I would recommend if anyone else is looking for this maybe to do the same (obv if contracts haven't already been signed).

However, if you find you are not getting very far with this in the next week please PM me and I will go to Tom with a list of people looking for this option (If you have already that's no prob ) - our solicitor did mention that if a number of people are looking for it, it shouldn't be a problem whether they order the grey, white or magnolia as its all bought in bulk anyway.

dovetail

I seen some posts recently asking how to remove the dishwasher after the floor tiles have been laid....fora Heron kitchen, depending on how the tiling was done, there might be a fix based on how the laminate flooring was done in my kitchen.  Basically the island is not fixed to the floor, so the laminate floor fitter used wedges all around the island to jack it up before letting the flooring run underneath, then he took the wedges out so that the island no sits on the laminate floor. if your tiler did something similar then you could jack up the island in the same way to create some space above the dishwasher to get it out....if the tiler just finished up to the island and did not run any tiles underneath,  then perhaps this is no a good idea as it may rupture the grout.

Manion

For those interested, I've raised the issue of the sunken manhole near the roundabout on royal canal avenue with Ballymore. They'll be sending someone to assess tomorrow with a view to resolving the issue.

fret_wimp2

andreionut wrote: »

I did, but I asked that during the summer. Some people are saying that there are no more options.
FIY the grey is a dark one. They used Dulux Trade Easycare Matt - French Grey 113.

This is how it looks: https://cl.ly/1p3g0f1j3w1E
We expected a much lighter grey.

This is annoying, sherry Fitz said the same Grey as the show house.

But they also said the kitchen floor tiles are included and I just noticed the kitchen floor is not in the contract. I need to find out about that Pronto.

From People Who moved in:

1.was the kitchen floor included and was it mentioned in the contract?

2. Has anyone just supplied ballymore the paint they want in the house?

slayerking

I'm 99% sure you have to tile the kitchen yourself. I don't believe it was ever included in any phase not sure why ballymore would say it's included. The bathrooms however are fully finished.

fret_wimp2

slayerking wrote: »

I'm 99% sure you have to tile the kitchen yourself. I don't believe it was ever included in any phase not sure why ballymore would say it's included. The bathrooms however are fully finished.

It wasnt Ballymore, it was Sherry Fitz, more made up rubbish.

Miss Lemon

Nhol78 wrote: »

Manion,

Thanks for the pictures, Did you sand and varnish the wooden floors up stairs?

Miss lemon

Is there a way for you to share the sketchup templates that you created?

No problem- unfortunately the file size is too big to upload directly to boards. If you PM me your e-mail address happy to send it across.

Health warning though- Its an older version of sketch-up (as we have an older operating system on the computer). I took the plans from the planning drawings and have been adjusting/ fixing a bit since then for the more up to date tender drawings received so I would check the measurements as you go. I also forgot to mirror the image before importing the CAD layouts so while it shouldn't make much impact the layouts may be the mirror image for some houses. Only the ground floor and masters bedroom are modelled (and the bedroom is very rough) but the basic drawing of the first floor may be helpful.

Manion

fret_wimp2 wrote: »

It wasnt Ballymore, it was Sherry Fitz, more made up rubbish.

Kitchen is definitely not tiled.

RandomAccess

Can anyone who purchased this year in this development and used the HTB scheme let me know how you went about signing contracts and paying the deposit.

Since January the scheme pays the rebate directly to the developer.. supposedly as part of the deposit.

Nhol78

While snagging were people able to get access to look around the house along with the snagger?

PhoenixParker

Nhol78 wrote: »

While snagging were people able to get access to look around the house along with the snagger?

Yes.
I also lined up all the measurements we needed (floors & blinds) for that week and went with them too.

PhoenixRoyal

Interested too please.

OfflerCrocGod

PhoenixParker wrote: »

Yes.
I also lined up all the measurements we needed (floors & blinds) for that week and went with them too.

Be careful that you and your snagger don't get distracted by the people doing the measuring! If you can schedule them at different times.

PhoenixParker

OfflerCrocGod wrote: »

Be careful that you and your snagger don't get distracted by the people doing the measuring! If you can schedule them at different times.

We're long since moved in so we're safe!

fret_wimp2

Manion wrote: »

A few people have been asked over PM for photos. There is nothing particularly private about it so I'm including some photos here.


Photo of stairs on moving in.

https://www.dropbox.com/s/rbdxqb95c0x9870/2016-10-26%2009.30.55.jpg?dl=0

Kitchen with wall opened up

https://www.dropbox.com/s/hxv96dtdw702h8j/2016-10-26%2009.35.06.jpg?dl=0

Sitting room through to Kitchen:

https://www.dropbox.com/s/s9d5naryh5661pt/2016-10-26%2009.35.18.jpg?dl=0

This is what we did with the hotpress for those interested.

https://www.dropbox.com/s/fzdu2br1eaw5u9c/2017-02-28%2016.57.53.jpg?dl=0

https://www.dropbox.com/s/scqv9az9294xb5q/2017-02-28%2016.58.13.jpg?dl=0


For dinning table size we found the following website good as it outlines how much space you really need around a table.

http://www.houseplanshelper.com/dining-table-size.html

The paint looks very yellow in those photos. I'm hoping that's just down to the camera or time of day. Is it that yellow in person?

cronos

andreionut wrote: »

I did, but I asked that during the summer. Some people are saying that there are no more options.
FIY the grey is a dark one. They used Dulux Trade Easycare Matt - French Grey 113.

This is how it looks: https://cl.ly/1p3g0f1j3w1E
We expected a much lighter grey.

Here's the showhouse

https://photos.google.com/share/AF1QipOiGqVVU6VcLuRojkVipKeFn2J2fyEn45HmpmkdIgLJRlzgws-iZLg0ulJa3ljieg/photo/AF1QipPXqd28_6QhhSMnopDEuYLkLaNpJ7nPl_OWRaja?key=czI3ekllanVQclh0ekVQZGJ6ZXhkZVNDbDhjM0Z3

https://photos.google.com/share/AF1QipOiGqVVU6VcLuRojkVipKeFn2J2fyEn45HmpmkdIgLJRlzgws-iZLg0ulJa3ljieg/photo/AF1QipPF3rszZLyc7476LnT5jEdQT-JcriOSatKNZbwq?key=czI3ekllanVQclh0ekVQZGJ6ZXhkZVNDbDhjM0Z3

https://photos.google.com/share/AF1QipOiGqVVU6VcLuRojkVipKeFn2J2fyEn45HmpmkdIgLJRlzgws-iZLg0ulJa3ljieg/photo/AF1QipND45rhJk5bIELeHGaFqwId4YDMRYXx73gn5oF5?key=czI3ekllanVQclh0ekVQZGJ6ZXhkZVNDbDhjM0Z3

Manion

It's a magnolia so the level of yellowish is highly dependent on the lighting. I didn't notice it being especially strong except in the master bedroom which we repainted grey.

Ken c

We have put a deposit on a Heron from the last launch. As the houses are so close to the canal is anyone concerned about flooding, or maybe this isn't an issue with a canal? Does anyone know if there are any historical problems with floods in the area?

Manion

Ken c wrote: »

We have put a deposit on a Heron from the last launch. As the houses are so close to the canal is anyone concerned about flooding, or maybe this isn't an issue with a canal? Does anyone know if there are any historical problems with floods in the area?

Hi Ken,

You should look it the planning permission for the development. It includes a flooding risk assessment. Basically enhanced flood protection was placed along the canal as part of the original development. The road layout as well is meant to take flood water away from homes and towards the retention pools. The flood prevention system was actually tested when vandals opened up both lock gates in an attempt to deliberately flood the area some years ago. It was found to have worked as expected.

All this and more is contained in the flood risk assessment.

fret_wimp2

Ken c wrote: »

We have put a deposit on a Heron from the last launch. As the houses are so close to the canal is anyone concerned about flooding, or maybe this isn't an issue with a canal? Does anyone know if there are any historical problems with floods in the area?

Its been discussed a fair bit on the thread already, a few pages back (use the search, there is a lot of useful info there;) )

Summary:
-Canals rarely flood.
-Some insurance companies dont care and still wont insure if you are within 200m of a body of water so you need to do a bit of recon to find a company that will insure you.

fret_wimp2

Tom in Ballymore tells me that the only option internally is White and that magnolia is not used.
Manion's photos say otherwise.

Manion

It took a lot of time to edit the photos

fret_wimp2

Manion wrote: »

It took a lot of time to edit the photos

Im not questioning you at all Manion! Just venting at the disconnect between Sherry Fitz, Ballymore & Contractors!

Manion

They appear to be fixing the potholes and the sunken manhole on royal canal avenue. I wonder if this is something to do with the management company agm on the 11th...

IvanPogi25

RandomAccess wrote: »

Can anyone who purchased this year in this development and used the HTB scheme let me know how you went about signing contracts and paying the deposit.

Since January the scheme pays the rebate directly to the developer.. supposedly as part of the deposit.

The contract doesn't specify the HTB on the Method of payment section. I queried this with our solicitor who then queried this to Ballymore solicitor. Ballymore solicitor confirmed that this is a matter to be dealt with between ourselves and Revenue.

We haven't signed our contract yet but it states that we need to pay €15,000 on signing of the contract (plus the reservation of €5k already paid). Then the remainder will be on the closing day (i.e. draw down).

We requested changes to our contract to show the HTB and to amend the deposit required. We are still waiting feedback. If you also purchased an Iris house.. I would suggest that you request the changes to your contract with your solicitor as well. If there are many of us asking for this change then Ballymore solicitor would likely agree to include this rather than using a standard contract for all.

Nhol78

Some more people have been asking about the kitchen, Attached are the two options that we got from the kitchen company.
Both remove the breakfast bar, One is quite a bit smaller to allow space for a table between the pocket doors to the living room and the island.

Manion

Nhol78 wrote: »

Some more people have been asking about the kitchen, Attached are the two options that we got from the kitchen company.
Both remove the breakfast bar, One is quite a bit smaller to allow space for a table between the pocket doors to the living room and the island.

Hi,

Be sure to get the cad drawing with full measurements as well from them. They did that for us.

guns_healy

Our heating is not working or no hot water

I'll call them in the morning but has anyone had this problem and fixed it themselves?

I didn't want to press anything on the boiler incase I made things worse!

Beata K

maciektok wrote: »

Hello,

Yeah we sanded the floor in the bedrooms and stairs and then Varnished it. It was hard work but happy with a result. It cost us 70 quid to rent a sander and then we spent about 150 quid on the varnish.we bought one that was stained white. Took us couple of days to do it

Hey maciektok, could you please pm me some pictures of the varnished floors? How you happy with effect after some time of living in? Can you also send me details where you rented sanding machine? In kitchen did you put tiles, did you have issue like someone else in forum with removing dishwasher after putting tiles on the floor? Thanks

IvanPogi25

fret_wimp2 wrote: »

Tom in Ballymore tells me that the only option internally is White and that magnolia is not used.
Manion's photos say otherwise.

On the recent phase launched last month, Tom said that there's no option for paint anymore.. just white. He said there were complains about the shade of colour, etc etc so to be safe they used white as they can never go wrong with the shades of white 😊

But you can ask for the painter's details if you want a different colour it would probably with additional cost. They want us to deal directly with the painter so they are not responsible if we ended up dissatisfied with our chosen colour.

minkey

Hi Guns


Im sure you have your heating solved, but just wonder is it the same thing that happened us. Basically the Pump stopped working. We had cold water into the kitchen, but that was it. Turns out it was an easy fix. the isolator switch, which is in the utility room in our case was accidentally switched off. Plumber turned it on and everything worked. Felt a bit silly, but now we know, basically check the electric panel to see if the pump has tripped, check the isolator switch, make sure its on..failing that call plumber. It was just a switch low to the ground of the wall which you nearly wouldn't notice.
On a slightly related note, when we moved in about 6/7 weeks ago, there were just a few rads that needed small amount of bleeding, we did this. However the rads never seem to get warm in some rooms, and are lukewarm in others. The towel Rack hardly ever seems to get warm. The houses is still very warm. All the Rads are at the max level 5 . Just wondering if this was the same for everyone

Manion

IvanPogi25 wrote: »

On the recent phase launched last month, Tom said that there's no option for paint anymore.. just white. He said there were complains about the shade of colour, etc etc so to be safe they used white as they can never go wrong with the shades of white 😊

But you can ask for the painter's details if you want a different colour it would probably with additional cost. They want us to deal directly with the painter so they are not responsible if we ended up dissatisfied with our chosen colour.

While I'm sure that is true, I'd actually say the issue is all the paint misses and having to get the painter back repeatedly. Whiteplaster board and white paint will show up the misses less and if you opt to deal directly with the painter ballymore can wash their hands of any problems.

minkey wrote: »

Hi Guns


Im sure you have your heating solved, but just wonder is it the same thing that happened us. Basically the Pump stopped working. We had cold water into the kitchen, but that was it. Turns out it was an easy fix. the isolator switch, which is in the utility room in our case was accidentally switched off. Plumber turned it on and everything worked. Felt a bit silly, but now we know, basically check the electric panel to see if the pump has tripped, check the isolator switch, make sure its on..failing that call plumber. It was just a switch low to the ground of the wall which you nearly wouldn't notice.
On a slightly related note, when we moved in about 6/7 weeks ago, there were just a few rads that needed small amount of bleeding, we did this. However the rads never seem to get warm in some rooms, and are lukewarm in others. The towel Rack hardly ever seems to get warm. The houses is still very warm. All the Rads are at the max level 5 . Just wondering if this was the same for everyone

What does the heating isolator switch look like? There is a switch in the hotpress of the herron but that apparently is just a way to force an Emerson to come on.

We had the same problem you had with lukewarm rads. Then one day I came home to water all over the kitchen after a valve had leaked under pressure. The auld plumbers denied all responsibility. If you have a problem with the rads heating I'd suggest getting onto ballymore about it as soon as possible.

fret_wimp2

Story of the paint, so far is:

Sherry fitz say it will be grey.
Ballymore are only providing white.

The painting contractor said it is because the grey they initially used has “pigment issues”, whatever that means. The alternative grey is Dulux Diamond brand, which is quite expensive so to sidestep issues they went with white as it allows people to paint over it easily.
I suspect its mostly due to the cost of the fancy Dulux that they chose the white.

Magnolia was offered in earlier phases but wasn’t well received.

I asked if I supplied the paint would they use that and they were very reluctant.
Painter is very informative, but also now has an opportunity to get a 2nd job painting the house again.

So, white is what we all get from now on!

Ant034

Sherry Fitz are meeting with Ballymore today to find out what is happening with the HTB scheme. The revenue are very sketchy about when the money is paid out and to whom aswell. I dont like the idea of the developer getting it and there being no reference of it in a signed contract from 6 months ago

mandy662

fret_wimp2 wrote: »

Story of the paint, so far is:

Sherry fitz say it will be grey.
Ballymore are only providing white.

The painting contractor said it is because the grey they initially used has “pigment issues”, whatever that means. The alternative grey is Dulux Diamond brand, which is quite expensive so to sidestep issues they went with white as it allows people to paint over it easily.
I suspect its mostly due to the cost of the fancy Dulux that they chose the white.

Magnolia was offered in earlier phases but wasn’t well received.

I asked if I supplied the paint would they use that and they were very reluctant.
Painter is very informative, but also now has an opportunity to get a 2nd job painting the house again.

So, white is what we all get from now on!

For us it doesn't have to be a certain shade of grey.. I quite like the darker grey , as long as it's not white!

Why can't they just choose another shade of grey/different brand that's along the same price range?
Pigment issues sounds like a load of bull to me..

We met with our solicitor today who has put to ballymore that we want grey..

What does everyone else think of this? Would those of you who want grey be giving up and just going with the white?

I don't want to give up! I want grey!!