Starting (exempt) building before PP granted

Tenshot · 04-03-2008 10:24AM #1

We recently bought a house and decided to have some work done to it before moving in -- adding a ground floor extension and attic conversion.

We thought the extension would be exempt; it isn't, because of previous extension work done to the house. So, we're in the process of applying for planning permission for the entire development.

Since we're not living in the house yet, and we're keen to move in ASAP, we'd like to start building work on the areas that don't require planning permission. i.e.

- Structural work in attic in preparation for conversion (minus Velux windows)
- Realigning ground floor staircase
- Moving around some of the internal walls
- Proper staircase to the attic? Or does this definitely require pp?

The idea is to reduce the total time to completion. We don't intend to start work on the extension itself until PP is granted (assuming it is!)

Is this likely to get up a planning officer's nose, since from outside, I presume any sign of building activity may be open to misinterpretation (i.e. look like we're going the whole hog).

Also, can anyone point to a definitive view on Velux windows and planning permission? My understanding is that three Velux windows in the rear of the roof do not require permission, so we could go ahead and install those as part of preliminary works, but I've seen conflicting views in several of the other threads here.

(All of this is Dublin City Council, by the way.)

Comments welcome, especially from anyone that has been down a similar road and had problems/no problems.

Mellor · 04-03-2008 10:38AM

You can start on internal works as long as they weren't part of the planning package

sas · 04-03-2008 10:52AM

Similar themed question. Could I start work on a garage which while at the same time waiting on planning permission for a change of house type? Garage is covered by original grant.

-unlaoised- · 04-03-2008 10:46PM

"Also, can anyone point to a definitive view on Velux windows and planning permission? My understanding is that three Velux windows in the rear of the roof do not require permission"
Velux rooflights to the rear are exempt development.
I recently applied for an exemption cert for velux to the rear and included the following in covering letter:
In relation to the 3no. Velux rooflights to the rear,
The provision of a velux window constitutes ‘development’ as defined under Section 3 of the Planning and Development Act, 2000. I draw the attention of Section 4 which lists developments which are exempt for the purposes of the Act, and in particular Section 4 (1)(h) which states;
“Development consisting of the carrying out of works for the maintenance, improvement or other alteration of any structure, being works which affect only the interior of the structure or which do not materially affect the external appearance of the structure so as to render the external appearance inconsistent with the character of the structure or of neighbouring structures”.
The provision of a velux window at the rear of the house would be regarded as exempted development provided it comes within the scope of works prescribed by Section 4(1)(h) of the Planning and Development Act, 2000.
I refer to DunLaoghaire Rathdown County Council’s website and it’s frequently asked questions section, www.dlrcoco.ie/planning/oftenasked.htm
“4.If I build an attic conversion do I need permission?
Normally no. However, if work involves dormer windows, permission is needed. If velux windows proposed to the rear, it is exempt. If velux windows proposed to the side/front elevation it is not exempt”
exemption cert was granted!

Tenshot · 05-03-2008 12:14AM

-unlaoised- wrote:

I recently applied for an exemption cert for velux to the rear and included the following in covering letter:

Thanks for that, unlaoised -- very useful.

Sounds like we're covered if we get going on the work in the attic immediately. (Even though it's mentioned in the planning permission application, it would be eligible for exemption).

muffler · 05-03-2008 10:24AM

Tenshot wrote: »

Even though it's mentioned in the planning permission application, it would be eligible for exemption).

Can you elaborate on that please. Was there any condition in the original grant of permission in relation to the future development of the attic?

Mellor · 05-03-2008 11:11AM

Tenshot wrote: »

(Even though it's mentioned in the planning permission application, it would be eligible for exemption).

Tread carefully. Even though it was exempt, once you apply for PP you have to let it run its course. In fact once you apply, the exemption no longer applies. If the attic was part of the application, then you might have to wait. Get clarification from your LA. They more than likely won't have a problem, but its best to do it that way than have them notice you have started work and jump to the wronfg conclusions.

This is a little known fact (exemption and PP), I only came accross it when I heard about a house in the city. He was building an extension on to a house that was exempt, the council wanted him to apply for PP. After come consultation, he didn't as it transpired that if he applied, the council could of attached "conditions" which wouldn't of originally applied to his exempt extension.

Tenshot · 06-03-2008 09:44AM

Muffler wrote:

Was there any condition in the original grant of permission in relation to the future development of the attic?

No, previous planning permission didn't include the attic at all. I was talking about the application we've just made, which covers ground floor extension plus attic conversion.

Mellor wrote: »

Tread carefully. Even though it was exempt, once you apply for PP you have to let it run its course. In fact once you apply, the exemption no longer applies. If the attic was part of the application, then you might have to wait. Get clarification from your LA.

Hmm ... that's quite counter-intuitive, and thus very useful to know - thanks! We'll check with the LA before starting any work.