Unauthorised Development Question

Thank you for your help, helped reach a conclusion without straight up being rude. This is a genuine case, began construction in early 2020 but not yet living in it.

Darc19 doesn't exactly seem like the greatest poster on here.

If anybody else knows for certain of cases where councils are actively using drones to keep a check over lands, or whether it would only be to check a complaint, your input would be greatly appreciated.

Thanks.

Seen that before building, but it seems like from what I've seen from the photos, they built it in open view in a field on a site that they were denied planning for, this exact case was actually one of the factors I didn't try to apply for planning, as if I was denied planning then I stand no chance at retention. That, and the fact that the council may check a site that has refused planning more often, if at all, as opposed to a site was never applied on.

Just have to sit and wait out the time now 😶

Had no idea that Enforcement officers could do that, for them to enter they'd either have to break down the gates or I'd have to open them, I presume to deny them access carries healthy punishments 😬

There isn't a public water connection available here, so using a bored well. ESB didn't ask for a planning reference, but it seems logical that they would need it, but I'm unsure. We had a meter installed but they didn't need to add any poles etc but I assume a planning ref would definitely be needed.

Once a structure is picked up on maps, do councils check these for planning and then look into it? Makes sense that they would but I would imagine that there are a lot of new structures picked up so I have doubts as to whether they look into each one, but taking 1 look at the shape of the building from above and they would instantly know it's a dwelling, as shows a large box with a living room off of the side and a porch to the front.

The structure does appear on the landdirect site which is worrying but expected.

No, the structure does not appear on Bing Maps, nor on Google Maps, but I assume this is only a matter of time. Google Maps last updated on Sept. 2017 and Streetview of nearby roads are from 2009.

The actual shell of the building (foundations, walls, roofing, windows etc) was paid for through my company, as construction expenses are acceptable within my company's industry, and this didn't offset the books, as figures are still in line with previous 5+ years. The interior was completed with some direct labour, but a lot was paid for using personal debit cards and cash.

We do have an eircode and receive letters and packages without any issues, didn't even register with me that they'd see an eircode.

All of this stacking up is definitely concerning, I knew it would appear on imagery and maps but the eircode and ESB meter are dead giveaways. I don't have this address registered on any government documents, or anything too formal. Car insurance, company registration, etc are still registered to my parent's address. I also do not have home insurance, as I think this would definitely run into issues with an unauthorized development.

Thanks everybody for your help.

We went onto the eircode website late last year and submitted them with the location etc of the dwelling but they never actually asked for any planning permission reference number nor certificate. When I go to the eircode site and type in my eircode, the red pointer is exactly on top of my house, and it shows the same shape as is on the land direct site, so I'm guessing there was definitely a map update recently.

I was going to build regardless of planning permission, and to me, after seeing other cases (Esp. the case mentioned above by Darc19), seems as though it would be better to build without any application and then apply for retention if caught, but retention for a build that was built after getting a refused application would be a definitive no and stand no chance, as opposed to retention for a build with no planning, and it seems more likely they would check a site where there was a refused application, more than one that never had an application.

The house is quite large but the design definitely scales it properly, it isn't just one huge block, and whilst it cannot be seen from the road, you are right in saying it won't be unnoticible.

I researched a lot into transferring an unauthorized development, I know for sure that this will not be able to be sold in the traditional sense, but as far as transfer to next of kin, from what I've read some solicitors will require a planning certificate and won't help the transfer without it, but in this case, finding another solicitor wouldn't be too big of a deal.

Thank you :)

That seems about right, I didn't think too much about it at the time but looking back it, it's a wonder ESB would install to a property without asking for proof of planning, they never once asked anything regarding planning permission, and the same when applying for an eircode. I know you need a planning certification to draw down a mortgage but that wasn't an issue in this case, and the lack of home insurance is worrying but there isn't anything I can do now. The builders, architect etc all knew from the beginning there would not be planning permission, and because of this the builder requested that the full amount for his work be paid before any work commenced, which is what we ended up doing.

Yes, there is a septic tank & percolation area and there is also a well & garage, all of which I believe need planning but I think the main concern is the main house.

As far as the company is concerned, I am aware and was aware of what was happening and the risks involved, and after considering my options, I decided to go ahead. This is the primary reason I am using a burner account to discuss my concerns, I'll just need to wait out the 7 years and if worst comes to worst then I'll apply for retention. Based on other cases of unauthorized development, it took 15 years to for the case posted above to actually come to the point of vacating the property, and if the property remains my home for 15 years from now then even after demolition, the total cost will be less than what I would have paid to rent a similar property for the same period of time. (A terrible financial thought but a way to justify a bad decision should it come to the worst)

One last question, the "7 year rule" as it's called would obviously need proof that the dwelling has been there, in 7 years time. How would I go about creating proof of the property? Would the ESB connection and eircode be enough?