Securing Planning Permission

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.
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Information on building your own home is for general purposes only and may not be accurate or up-to-date. Always consult with licensed professionals before making any decisions. We are not responsible for any errors or outcomes based on this content.

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