Bell Associates - Design & Building Consultants, Coastguard Road, Rush, Co. Dublin.                                               01-8430267 | 087-2371984 www.bellassociates.ie | bellassociates@eircom.net

PLANNING PERMISSION

Bell Associates can prepare planning, design, tender, and detail drawings for your
Project from a small porch extension to a new detached house to a commercial
Building. - Contact Roger Bell on 01-8430267 for a quotation

We are familiar with the design and planning system whether it be in an urban, or
Rural location.

We are fully insured with €1.3million professional indemnity, and €6.5million public
Liability insurance.

The planning process involves the preparation of a number of drawings and
documents, the public advertisement of the proposed works, and the submission
of these documents, drawings, and advertisements to the local authority.

The planning process typically takes three months from the date of application.
Planning Extension Exemptions
As a first step on the process, you need to establish if your intended project
requires planning permission.
If your project involves the renovation or extension of an existing dwelling, then
In certain cases this may be exempt.

The bulk of planning exemptions follow these rules of thumb:


The extension is to the rear of the dwelling and is up to 40m2 in area(440sq.ft.)


The extension is no more than 4.0m high (13ft.)


A first floor extension is no more than 12m2 in area(130sq.ft.) and is more than
2.0m (6.5ft.) away from the nearest boundary to your neighbour.


A porch extension is no more than 2.0m2 in area (21.5sq.ft.)


Converting an attic space provided that  the original roof profile is not
Altered or extended out.


The remaining area of the rear garden after an extension has been
Constructed cannot be less than 25m2(269sq.ft.)
All areas indicated above are internal areas, measured from the internal walls.

All heights are from the relevant ground level to the external ridge height
taken adjacent to the location of the proposed extensions.

All extensions are cumulative - in other words the total extensions to the rear of
Your property cannot exceed an internal floor area of 40m2.

An example of this might be a recently purchased house which has some extensions
Already constructed to it. Even though the new owner may wish to extend further,
They must take into consideration the total floor area of the previous extensions,
And subtract that from the 40m2 total. If what is remaining  is not adequate,
then planning permission will be required.
Sometimes it may be difficult to assess what is original house, and extension.
If you are living in a housing estate, in most cases, looking in the rear gardens of
adjacent houses where possible will quickly tell you what is original build, and
what is extension.


Planning Extension Permissions

Generally extensions to the front, sides, and upper floors of an
Existing dwelling, and major renovation works to a dwelling all require planning
Permission.

Listed Buildings

If a building is listed, then the local authority will already have an interest in it, and
You would be well advised to contact them, before you attempt to do
Any renovation, or extension works to it, even if the general exemption rules apply.

Listed buildings can generally be expensive to renovate, as the local authority will
Ask that as much of the original fabric be retained and repaired, rather than
Replaced, sometimes at a considerable expense to the owner.

If you are intending to purchase a property with the possibility of renovating/
Extending it, and suspect that it is of considerable age,  checking in advance on the
local authorities conservation building list could save you considerable time effort
and expense.
Commercial Planning Applications

Almost all new build, renovation, and extensions to commercial buildings will require


Planning Permission



Fire Certification



Disability Access Certification

If you are making internal renovations to an existing commercial building, and feel
That you do not require planning permission, as there are no external alterations
Or extensions, remember that if a fire certificate, and disability access certificate
already exist for that building, then the alterations you are making may invalidate
these existing certificates.

Bell Associates can advise on amendments to your building prior to renovation, and
Can prepare fire and disability certificates if so required.
QUOTE
Contact Roger Bell  on
01-8430267 for a quotation
To save our details to your smart phone
Please scan the bar code on the right

Bell Associates - Design & Building Consultants, Coastguard Road, Rush, Co. Dublin.                                               01-8430267 | 087-2371984 www.bellassociates.ie | bellassociates@eircom.net

Planning Process

From the outset, it is important to assess if the proposed project
Requires consultation with the local authorities planning, roads, drainage, parks,
And environment departments.

Small extensions, and renovations to existing dwellings(especially if there is a clear
Precedent for the proposals already existing in the form of say similar extensions to
Existing houses within a housing estate generally do not require pre-planning
Meetings/discussions.

This will speed up the time between initial discussions to finalised drawings to
lodgement of applications into the system.

All applications from new domestic dwellings upwards to commercial properties will
Require consultation with the local authority departments.

Commercial applications will generally also require the input of fire, and disability
Departments to assess proposals prior to lodgement.

Engaging with the departments will reveal any concerns very early on in the
proposals, potentially avoiding costly time/expense issues during the
Planning and subsequent stages of the project.



Planning Documentation
- Domestic Extension

A typical planning application for a domestic extension will include:

Original Ordnance Survey Site Location Map
Site Location Plans
Floor Plans of Proposals
Elevation drawings of Proposals
Section drawings of Proposals
Detail drawings (where appropriate)

Planning Application Form

Fee

Copy of in date(2 weeks) Site notice

Copy of in date(2 weeks) newspaper planning advert

Covering letter detailing the proposed works, schedule of drawings and documents
And any other relevant information.



Planning Documentation
- Domestic Dwelling - residential location

A typical planning application for a domestic dwelling will include:

Original Ordnance Survey Site Location Map
Site Location Plans
Floor Plans of Proposals
Elevation drawings of Proposals
Section drawings of Proposals
Detail drawings (where appropriate)

Planning Application Form

Planners comments - minutes of pre-planning meeting
Roads engineer comments - minutes of pre-planning meeting
Water Services engineer - minutes of pre-planning meeting

Fee

Copy of in date(2 weeks) Site notice

Copy of in date(2 weeks) newspaper planning advert

Covering letter detailing the proposed works, schedule of drawings and documents
And any other relevant information.

Application for Certificate of Exemption (affordable housing scheme)

Statutory Declaration - Application for Certificate of Exemption
(affordable housing scheme)

Planning Documentation
- Domestic Dwelling - rural location

A typical planning application for a domestic dwelling will include:

Original Ordnance Survey Site Location Map
Site Location Plans
Floor Plans of Proposals
Elevation drawings of Proposals
Section drawings of Proposals
Detail drawings (where appropriate)

Planning Application Form

Planners comments - minutes of pre-planning meeting
Roads engineer comments - minutes of pre-planning meeting
Water Services engineer - minutes of pre-planning meeting

Fee

Copy of in date(2 weeks) Site notice

Copy of in date(2 weeks) newspaper planning advert

Covering letter detailing the proposed works, schedule of drawings and documents
And any other relevant information.

Local Area Needs form(establishing right to live in a rural area/ties to local area
Statutory Declaration - Local Area Needs

Waste Water Treatment Plant -
Plans / Details / Contracts of Agreement
Water percolation test results
Planning Documentation
- Commercial Application

A typical planning application for a commercial application will include:

Original Ordnance Survey Site Location Map
Site Location Plans
Floor Plans of Proposals
Elevation drawings of Proposals
Section drawings of Proposals
Detail drawings (where appropriate)

Planning Application Form

Planners comments - minutes of pre-planning meeting
Roads engineer comments - minutes of pre-planning meeting
Water Services engineer - minutes of pre-planning meeting
Parks Department - minutes of pre-planning meeting
Environment Department - minutes of pre-planning meeting
Fire Department - minutes of pre-planning meeting
Disability Access  - minutes of pre-planning meeting

Fee

Copy of in date(2 weeks) Site notice

Copy of in date(2 weeks) newspaper planning advert

Covering letter detailing the proposed works, schedule of drawings and documents
And any other relevant information.

A fire certificate application, and a disability access certificate application can be
Lodged at different times to the planning application, but generally you will be
Required to have planning, fire, and disability applications successfully granted
Prior to the commencement  of any works
TESTIMONIALS

We recently decided to obtain planning permission for a
car wash at our premises. We engaged the services of Roger Bell and
found him to be extremely professional, efficient and carried out the
work at a reasonable price. We received the grant of permission approx.
two months later.
I have no hesitation in recommending him to prospective clients.

Derek Weldon, Derek Weldon Motors, Rush, Co. Dublin.

We employed the services of Roger Bell in August of this year.
We are very pleased to recommend Roger as we found him of
high quality, professional and courteous.
He took care of everything from start to finish.

Anne Doyle, Rush, Co. Dublin.

I have used Roger Bell of Bell & Associates when trying to obtain planning
permission for a dormer window at home. It was a pleasure to deal with
Roger. He was prompt in attendance and efficient in everything he did.
He listened to what was required and after discussion on same he returned
With plans in a timely manner. The plans were as required and Roger
submitted the planning request and performed all associated tasks
immediately.

Planning permission was obtained with no pre-conditions and with minimum of
fuss. The charge for the whole process was very competitive and certainly
was good value for money. I would have no hesitation in recommending Roger
to anyone who required work of a similar nature.

Tommy Keenan, Glasnevin, Dublin.

Planning Restrictions

Constructing of new buildings are limited by the appropriate zones for those buildings,
Depending on their intended use, and location adjacent to other (different) building
Uses. Just because a precedent is created by one form of use or activity, it does not
Follow that you will be granted permission for something similar.
These precedents may have taken place ten, twenty or thirty years ago, and new
Development plans have seen fit to exclude these uses for the common good.

Example 1

Planning permission refused for change of use of existing shop (Retail) to
Fast food outlet in a predominantly residential area even though there are 4/5
similar outlets close by
Refusal due to too many outlets already in location, and associated noise/waste/
Anti-social elements.



Example 2

Planning permission refused for renovation and extension of an existing dwelling
Due to the overall scale of the development, and excessive overshadowing, and
overlooking of adjacent properties. - Not enough garden space remaining to the
Rear (private) area of the dwelling.
Increasing a dwelling way beyond its original proportions - particularly in an
Existing scheme of similar dwellings say in a housing estate may be deemed excessive
by the relevent planning authority.


Example 3

Planning permission refused for light industrial unit in town centre location to
Repair motor vehicles - planning authorities actively discourage new light industrial
Uses in town centre(shopping areas) even though most small towns in Ireland
Still have these uses present. Preferred locations for these are in purpose built
Industrial Units/Estates on the edge of town locations.
Example 4

Planning permission refused for a new dwelling in a rural area.
New dwellings in rural areas have been blamed for the ruin of the rural landscape
Throughout Ireland. Most local authorities have very restrictive rules as to who
Is entitled to construct a dwelling in a rural location.
These rules generally revolve around the applicants ties to the area, and more
Specifically if those ties are farming related.
Applicants generally have to prove that they and their family have lived in the area
For a period in excess of fifteen years, and state it in a legally certified Statutory
Declaration or similar legal document.
Some councils limit applicants to only one, or possibly two family members.
Inadequate proof of ties to the area or amount of previous successfully granted
Applications by other family members can lead to refusal for additional family
Members.



Example 5

Planning permission refused for a new dwelling in an area bordering on lands
Zoned light industrial.
Construction of domestic dwellings/housing estates may prove difficult if the lands
Are adjacent to light industrial uses, which may have associated 24hour operation,
Or excessive noise/light pollution issues such as industrial processes/railways/
Maintenance facilities
Pre-purchase
House survey
reports
from €250
leaking doors & windows boundary and roof Burst Pipes in Attic Flat roof - end of life Ineffective Heating System leaking flat roof Dangerous Stairs House Survey House survey - PDF Please see some other 
examples of defect - 
damage reports below: Please see a sample 
House survey below: We offer a suite of
Conveyancing related
Services for your
House purchase or 
Sale listed below: Certificates of Compliance Legal Mapping Energy Ratings(BER) Planning Retentions
For a planning
Permission
Quotation
Contact
Roger Bell
On
01-8430267
Pre-purchase
House survey
reports
from €250
leaking doors & windows boundary and roof Burst Pipes in Attic Flat roof - end of life Ineffective Heating System leaking flat roof Dangerous Stairs House Survey House survey - PDF Please see some other 
examples of defect - 
damage reports below: Please see a sample 
House survey below: We offer a suite of
Conveyancing related
Services for your
House purchase or 
Sale listed below: Certificates of Compliance Legal Mapping Energy Ratings(BER) Planning Retentions
For a planning
Permission
Quotation
Contact
Roger Bell
On
01-8430267
Pre-purchase
House survey
reports
from €250
leaking doors & windows boundary and roof Burst Pipes in Attic Flat roof - end of life Ineffective Heating System leaking flat roof Dangerous Stairs House Survey House survey - PDF Please see some other 
examples of defect - 
damage reports below: Please see a sample 
House survey below: We offer a suite of
Conveyancing related
Services for your
House purchase or 
Sale listed below: Certificates of Compliance Legal Mapping Energy Ratings(BER) Planning Retentions
For a planning
Permission
Quotation
Contact
Roger Bell
On
01-8430267
Pre-purchase
House survey
reports
from €250
leaking doors & windows boundary and roof Burst Pipes in Attic Flat roof - end of life Ineffective Heating System leaking flat roof Dangerous Stairs House Survey House survey - PDF Please see some other 
examples of defect - 
damage reports below: Please see a sample 
House survey below: We offer a suite of
Conveyancing related
Services for your
House purchase or 
Sale listed below: Certificates of Compliance Legal Mapping Energy Ratings(BER) Planning Retentions
For a planning
Permission
Quotation
Contact
Roger Bell
On
01-8430267
Pre-purchase
House survey
reports
from €250
leaking doors & windows boundary and roof Burst Pipes in Attic Flat roof - end of life Ineffective Heating System leaking flat roof Dangerous Stairs House Survey House survey - PDF Please see some other 
examples of defect - 
damage reports below: Please see a sample 
House survey below:
For a planning
Permission
Quotation
Contact
Roger Bell
On
01-8430267
Bell Associates
Bell Associates