Thisbarticle describes the steps you will need to take to help you get your much sought after planning permission for your dream house in Ireland.

Since beginning my practice in 2009 I have maintained a clean record of 100% success rate for planning applications for house extensions, renovations and one-off housing. Is this unusual in my profession? I’m not sure of the statistics, but I believe it is because of a clear policy of early communication with the Client and the Planning Authorities. (However if you are interested in how many applications were made over the last 20 years the Central Statistics Office have a fairly revealing table of Planning Permissions Granted by Year, Statistic and Type of Construction. Similarly Cork County Council issue Weekly Reports about Permissions Received, Granted and Refused which makes for fascinating reading… if you’re a planning nerd :)

The first step when reviewing a possible project for a client is to check the zoning and planning conditions and planning history applicable to the site. This is simply done now by referring to the Councils’ on-line planning enquiry system. Some local authorities have a more developed system than others, but you can assess previous neighbouring planning applications by viewing maps of the site and its neighbours.

In the case of Rural Housing control zone or A3 zoning, the rules are pretty clear. If you meet the criteria you will qualify; if not, you probably won’t. I believe in being upfront with a client from the out-set and advising them honestly as to their chances of a successful application.

So, having investigated the site, checked the history of it and its neighbour, what’s next? I advocate a pre-planning consultation with the Local Area Planner (LAP) once the principals of the design are established. The important factors for one-off housing normally include

• proposed area,

• height,

• building form

• site position

• and compliance with the requirements for the site entrance.

This gives the LAP the opportunity to draw attention to any particular concerns and for these to be addressed early in the design process.

As the scheme progresses to the planning application stage, I also advise my Clients to consult with their neighbours and/ or any parties who may express an interest in the planning application. This sometimes entails calling in to neighbours with a set of the proposed drawings and talking them through the scheme. Some 3d images go a long way here as it may be difficult for those unfamiliar with plan / section drawings to gain a full understanding of the proposals. Again, any queries and concerns are addressed. It’s also an opportunity to introduce yourself to your new neighbours!

With all this done, the application is lodged. In my experience of using this method, observations on the application are rarer as the neighbours are not rushing into the planning office to see the scheme in a panic once the site notice is erected on site. They are familiar with the proposals already and if any particular item concerning them about it may have already been addressed. So, at this point you are lodging a planning applications which is realistic in context of the zoning, the Planner’s comments have been taken on board and the neighbours are familiar with the proposals. Fingers crossed the wait will soon be over and you will soon be breaking ground on your project!