How the Planning Process works
So, you have designed your dream space, and to achieve it you will need to apply for Planning Permission to your local authority. This can be a daunting prospect as you might be unsure what that entails, but it is not wise to diminish your design just to avoid applying planning permission. In this blog post I will try to explain the process in the most concise and understandable way, so that you can move forward with confidence.
Do I need planning permission?
This is the first question to be answered. There are a number of situations that will bring about the need to apply for planning permission. Most people know that if your extension is over 40 sqm that they will need to apply for planning permission, but there are other alterations that you might wish to make to your home that immediately require a planning application submission. These can be summarised as follows:
An attic conversion with a dormer window
Anything that changes the external appearance of the property at the front, such as an extension to the front or side of the house (excluding the conversion of a garage)
The addition of a porch greater than 2sqm internally, or if it is higher than 3m for a flat roof construction and 4m for a pitched roof construction. The porch must also be set back at least 2m from any road.
If a rear extension is built higher than the ridge height (the tallest part of the roof) of the existing house.
If the extension will reduce your garden to less than 25 sqm
If you have an existing extension built after 1963 this counts towards the 40 sqm, so any further additions need to factor this in (if you have already converted your garage this counts towards the 40 sqm)
If you are looking to make any extensions or alterations to a Protected Structure
If your property is located within a Architectural Conservation Area
If you would like to move, widen or make an new entrance or access onto a public road
If you are going to demolish a structure that was last used as a residence
If you are demolishing a building or structure that is attached to another building in separate ownership.
Building a new house or structure on a site
Exempted Development
If your ground floor extension is less than 40 sqm it is deemed to be exempt from the need to make a planning application. Unless you are reducing your garden to less than 25 sqm in the process.
20 sqm of this can be at first floor level if your house is detached. This reduces to 12sqm if your house is terraced or semi-detached.
Types of Planning Applications
The different types of planning permission that you can apply for:
Planning Permission – This is the most common type of application, seeking permission for a change you intend on making to your property or a structure/ extension you intend on building. This is also referred to as Full Permission.
Retention Planning Permission – this route is to seek permission to retain/ keep something that has already been built or altered without permission. Usually this is a way of regularising work carried out years ago and most people do it before selling their home. I would usually advise against this route as it can be costly as the application may be refused, and unauthorised development would have to be demolished.
The process, timeline and documents required are the same for planning permission and retention applications. However the application fee for retention permission is higher than full permission
Outline Planning Permission – This is a way to investigate whether the local authority would be likely to grant planning permission should you proceed with a full application. This is useful for one-off houses. Your architect will still need to produce the plans and documents necessary for the planning authority to assess the proposed development. An outline permission grant is valid for 3 years and you will need to submit detailed drawings and apply for full permission before starting construction.
Pre-Planning meeting - As an alternative to Outline Permission, your Architect can request a pre-planning consultation to get initial feedback on your project prior to lodging a planning application. This is not a compulsory part of the planning process but is a useful step to consider if any part of your design may be contentious, as it gives the opportunity to make changes to the documents before lodging the application.
Documents needed to make a valid planning application:
There are several documents that form the baseline submission pack for the local authority to be able to make a decision on your application. Depending on the project, architects will add extra drawings to highlight key aspects of the design and strengthen your application eg 3D views of the proposal, shadow analysis or specialist reports.
Applications are printed and submitted by hand or by post to the local County Council’s planning counter. 6 copies of all documents are submitted
Existing and proposed architectural drawings – site plans, floor plans, sections and elevations
Site Location Map – This is a map bought from Ordinance Survey Ireland and your site is outlined in red
Planning application form – gives all the relevant descriptions, statistics, contact details for the project, client and design team.
Newspaper notice - your architect will place a public notice in a local newspaper, which gives a written description of the design proposals before making an application. A copy of the newspaper page is submitted with your ad outlined in red.
Site notice – A laminated site notice is displayed at the entrance to your property so that it can be clearly read by a member of the public. The site notice must remain in place for at least 5 weeks from the date of receipt of the planning application.
Application Fee – detailed below
Other Consultants
Depending on your design and peculiarities of your site, existing property etc. you might need to engage other consultations to write reports or produce drawings to support your planning applications. Your architect can recommend these consultants and they are usually hired separately from the architect. Here are some examples (not exhaustive) of the most commonly needed consultants and the services they provide at planning stage:
Planning consultant – depending on the complexity of your application or the sensitivity of your site, you may need to hire a planning consultant.
Structural Engineer - if you are making structural alterations to your property, you will need to engage a structural engineer to design the structural elements needed to implement the design.
Landscape consultant – Your garden and external areas are just as important as the your property is on a large site, it is worth getting a landscape consultant on board to tie the all together.
Arborist – If you have any specimen trees on your site that will be retained, the arborist will record and catalogue them as part of your application.
3D visualisation consultant – they provide 3D photomontage views of your proposal, carry out daylight and sunlight assessments of your site and the surrounding area.
The Development Plan
The local authority produces a set of guidelines , policies and objectives on how development should occur within its jurisdiction. Your architect will refer to this document before and during the application process to ensure that the proposed design is permitted within the development plan.
Application Fees
Construction of a house - €65 (Retention permission: €195 or €2.50 per sqm – whichever is greater)
Extensions/ Alterations to a house - €34 (Retention permission: €102 or €2.50 per sqm – whichever is greater)
Commercial projects - the fee is charged per square meter.
For full and up to date fees please refer to your local councils website.
How long will it take?
Allow up to 12 weeks - Preparation of drawings to make a valid planning application
Allow 12 weeks from the day your planning pack is lodged until the final decision is issued.
5 weeks – Observation period
3 weeks - Notification of Planning decision will be issued – Grant Permission/ Request for Further or Additional Information/ Refuse Permission
4 weeks – Appeals period
Following the appeals period the Final Grant of Permission or Refusal of Permission will be issued.
Observation Period
The observation period lasts for 5 weeks after your application has been received by the local authority. In this time any member of the public can make an observation (either to object or support) your application. They pay a nominal fee to do so. Usually they are alerted to your planning application when they see the site notice displayed on your property. Your site notice has to remain in place for these 5 weeks.
Request for Further or Additional Information
Sometimes the local authority will send a Request for Further Information. They can do this at any point during the observation period. This is usually to get clarity on a query, rather than sending back a refusal.
Third Party Appeals
Once your Notification to Grant has been issued, any member of the public who had previously submitted an Observation on the application, can make a Third Party appeal.
First Party Appeals
If you receive a Refusal to Grant or the local authority have attached unfavourable conditions to the Notification to Grant, you can choose to submit a First Party Appeal to to An Bord Pleanála within 4 weeks beginning on the date the planning authority’s decision. An Bord Pleanála will carry out an independent review of the previously submitted documents submitted and issue a
An Bord Pleanála aims to decide or dispose of appeals within 18 weeks. However, where the Board does not consider it possible or appropriate to reach a decision within 18 weeks, it will inform the parties why and when it intends to make the decision.
If you are planning a renovation or extension and require an architect based in Dublin, take a look at my services or contact me to begin your process.
Link to Dublin City Councils FAQ page: https://www.dublincity.ie/residential/planning/faqs
*All above information relates to the planning process in the Republic of Ireland
** The planning process is different for Protected Structures and I hope to provide a post about this in the future.