Planning issues - post them here MOD WARNING post #1

sydthebeat wrote: »

Just a couple of initial points

1. if the site is across a public road, and is 4 / 5 storeys high.. there may not actually be a case for loss of light. You can actually have measurements in accordance with BR 209 carried out by a competent professional to assess loss of light.

2. "overlooking bedrooms" is dependent on separation distances between offending windows. The vast majority of urban housing has opposite bedroom windows facing each other. In general 22 meters between windows is considered minimum, but that can be reduced depending on the situation.

3. Zoning. If this land is zoned for multi-storey residential development that the council, in principle, WANT multi-storey residential buildings there.

4. parking and cars. The requirement for parking depends on the area, proximity to public transport etc. 80 spaces for approx 50 apartments sounds about right. As part of the application the applicant will do/ should have to do a Traffic Impact Assessment which will assess the approaching and access roads to see if they can accommodate this proposed development. However again, if the council have zoned the land for housing, then in principle they havent considered any significant access issue. The application may include some access alteration as well.


if you feel strongly about the application and want to make a submission which will carry any weight, you should engage a planning professional. if your neighbours feel the same you can organise yourselves as a group to engage these services.

Tombo2001 wrote: »

Hi folks

Neighbors have put up a planning application for an extension over garage.

Their house is at an angle to ours, to the rear - the extension will be circa 2.4m wide and 7m long, and they are extending the roof put over it also.

Its about 6 or 7 metres away from back our house, and at an angle as mentioned.

It will definitely affect our light; I'm not sure how much. In the summer, the sun would be coming from this direction around 11am.

We have a large side garden that wont be affected, a small rear yard that will lose light, and kitchen and upstairs bedroom will lose some light.

Against that, its obviously important to them. I dont know what sort of reaction there would be if we objected, our names might be dirt in the area, I dont know. This type of extension is common place locally, but the positioning of our houses specifically would be not the norm and as such other extensions would not have caused the same impact.

Any thoughts?

Also, are there any specialists that give a view on this sort of thing - whether the impact will be material or not....from POV of light for example.

Thanks.

hero001 wrote: »

I have a planning related question which I would be greatful for feedback on.

I'm interested in buying a property on Co Kildare. The property sites on a 1 arce site within an urban area, and the houses sits on one side on the plot. Looking at the local area plan, it appears to me that although the part of the site that the house sits on is zoned residential, most of the gardan is zoned (F) open Space and Amenity.

If I buy the property, I was planning on added an extension and a garage, The extension would be in the area zoned residential, so this would be a standard planning application. However, I was planning on building a garage on part of the site zoned open space and amenity

Is this something that the planners would be open to a discussion on, or is it a no go area for them?

Sporkie wrote: »

I have two separate questions regarding an ongoing attic conversion in Meath. We purchased this home recently, it's a bungalow with an incomplete attic conversion (floors, insulation and some plasterboard done). The previous owner was granted retention permission for the attic conversion a few years ago.

1. Do I need any further planning permission to complete the attic conversion, or can I hire someone in a few years and get it finished without worrying about it?

2. Currently there are a few small Velux on the rear roof. The house is rural and more than 11 metres from the property boundaries. Can I have Velux installed onto the front roof as well, or would that require planning permission even though it only overlooks a field? (the 11m is a window requirement for an 'extension above ground floor level' in a Meath planning leaflet)

Thanks in advance

mycro89 wrote: »

So, someone here maybe able to help out, a family member has gone for planning and the local council has come back looking for further information regarding the design, as it is not sitting into the locality or along those lines. There is a house within 2km on the same road with a very similar design which was granted planning previously and other houses under construction of a similar nature, what can the applicant do to get their original design over the line?

Thanks in Advance.

For one reason or another, I need to get a planning application for a one-off build lodged as soon as possible.

Rather than submitting for outline PP, the architect/agent has suggested that we submit an application based on an 'off the shelf' plan which is roughly in line with our eventual desired house, and subsequently apply for a change or retention with our final desired plans.

Is this a risky strategy? I definitely don't want to be left with planning for a house I'm not happy with!

Thanks. When you say 'reasonably close' I take it ridge height and square footage would be the main concerns?

It depends on whether you already own the door or not. If you do you can get straight into the planning process. If you don't own the site you will have to come to an agreement with the owner to buy it and sign contracts subject to planning.

Just because there is already a ruin on the site does not mean you will automatically get permission to build. There are many reasons an application might fall and local needs may still apply. If you are subject to local needs you will not be able to sell or rent the house for up to 7 years.

When you are ready to start the planning process find an architect, architectural technician out engineer to design the house and help you with the planning application.

I am the owner of a mid terrace house. My next-door neighbour is currently having an extension built at the back of his house. This extension will have a flat roof.

Yesterday, he informed me that he plans on using this flat roof as a terrace/deck. To me this is completely unacceptable, it would be looking directly into one of our bedrooms, sitting room and back garden.

He doesn’t have planning permission. I have checked the planning rules which state that to be exempt from the requirement to obtain planning permission “Any extension above ground floor level is at least two meters from any boundaries”. I assume this proposed terrace will be considered above ground floor.

I have told him he will need to seek planning permission for a terrace/deck and that I would object to it.

Can anyone one confirm if this needs planning permission? What is considered above ground floor?

I also have concerns about the build quality of the extension, an RSJ has been installed under a loose brick on both sides. I told my neighbour he should get an architect or building surveyor to ensure the building is safe.

Thanks

I have planning for a new house adjacent to where I live and I need to build a new driveway before splitting the site. There is a tree in the front of the property that the grant of planning permission mandates that I protect above and below ground from the works. The trunk is within 1 meter of the new driveway and services, water main etc. I don't understand how I can begin construction without damaging the roots. Plus the tree will be impacted by any large plant (crane/cement trunk etc) above ground to gain access to the site. This is all ahead of me next year....

Is it possible to protect a tree in the way they have stated?

If I get a letter from a tree expert stating the tree can't be protected in this way and would be a danger how do I broach this with the planners without having to reapply for planning all over again? Thanks!