Understanding Planning Permission:
- Planning permission is the government’s written authorization to build a house according to your submitted plans, often with attached conditions.
- The focus is on designing a house that complies with local planning authority zoning laws and procedures.
- Many local authorities have Rural Design Guidelines available online, indicating preferred external finishes, sizes, and shapes of windows and doors, among other visual considerations.
Site-Specific Considerations:
- Poor percolation for sewage discharge might prevent planning permission in ROI; check this early on.
- In NI, planning approval will require separate effluent discharge consent if not already obtained.
Role of Designer:
- A local designer with experience and understanding of local planning preferences can be invaluable.
- Local designers should be familiar with what planners typically accept or reject and can challenge planners when appropriate.
Projects Exempt from Planning Permission:
- Some small extensions may not require planning permission if they meet specific parameters.
Listed Buildings:
- For listed buildings, permission is needed for certain internal work based on the classification of the listing.
- Seek clarification from planners about whether your project falls under planning law.
- In NI, permission for works to historic buildings is controlled by HED (Historic Environment Division) and requires a separate application in addition to the planning application.
New Structures in ROI:
- Generally, if a new structure is to be habitable, it requires planning permission.
Pre-Planning Meetings and Consultations:
- Pre-planning meetings can help gauge if your design and ideas align with planners’ requirements, though they do not guarantee approval.
- Specialist planning consultants can improve the chances of gaining approval, but a formal planning application is still necessary.
Consulting Neighbors:
- Consult with neighbors to identify and address their concerns, which can help avoid objections.
- Objections should be relevant to planning policy, not merely based on personal preference.
Difficult Planning Areas:
- In areas with challenging planning conditions, consulting a planning consultant can be beneficial.
- Planning approvals often come with conditions; ensure compliance to avoid issues during conveyancing and potential legal consequences for serious contraventions.