Irish Planning Myth #4 – You're compliant with planning if you get the foundation in (or up to wallplate)…

Posted onAuthorMark Stephens3 Comments

Ah this one is a cracker:

You’re compliant with planning if you get the foundation in (or up to wallplate):

This is going to catch a lot of people out of the forthcoming years; you have (as part of your planning permission) 5 years in which to complete your building (it has recently been introduced that you can now extend this by a further 5 years – read HERE why this isn’t a ‘given’.

The myth therefore is that you are compliant with your planning permission if (depending on the myth talker):

  • Get the foundation in, or
  • Get it up to roofplate.

    But what is the truth?

    This is what has exactly arisen recently and to avoid enforcement you will need to Complete the dwelling house (in this instance) in accordance with the drawings.

    This means that you will need:

    * Walls
    * Roof
    * Windows
    * Wall finishes
    * Roof finishes

    In effect you need to look at the elevations and say “does what it built now in accordance with what is drawn in plan, section and elevation”.

    Enforcement won’t be too bothered about what’s happening inside the house but if push came to shove and there were conditions that you weren’t complying with or details on the drawings that weren’t adhered too then officially the building is still not complete.

    Comments as ever welcome…

    All advice online is remote from the situation and cannot be relied upon as a defence or support – in and of itself – should legal action be taken. Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matters at hand.

    • 3 thoughts on “Irish Planning Myth #4 – You're compliant with planning if you get the foundation in (or up to wallplate)…”

    1. Pingback: Is your Irish Planning Permission running out? | Mark Stephens Architects

    2. I’m currently looking a buying an incomplete house (Built to roof level complete but no plaster or windows in). However the plans show one chimney and the actual house has two. I have been told that I will have to re-apply for planning for a totally new building than before. Not sure if it’s worth the risk now as the original application stated that it was granted for local needs. I’m not from the exact area but close enough although no local needs. Will be dealing with Kilkenny CoCo.

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