Cost of Outline Planning Permission

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Rena

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What is the average architects cost for a Outline Planning Permission?
We are looking at sites and only want to buy subject to planning permission.
But first just for outline permission.

Then we can make up our mind on what kind of house we want and
with the OPP we can see what the planners think.
We are not in a rush so time is not an issue.
We are looking in the Wexford area.

Also is it true that the position of the dwelling on site is pretty much fixed at
outline permission stage?

All comments are welcome. ;)
 
Not a notion as to the cost in Wexford but I cant see you having much change out of 500 - 600 euro and it could cost as much as €1000. It all depends who you engage.

The position of the house where shown at OPP stage will be pretty much have to stay at that when you apply for permission consequent. Other factors such as entrance, garage, septic tank etc will also have to stay the same.

In simple terms outline planning permission is like having your site passed for A house and then your detailed house plans will be submitted with your next application
 
You may just be better off going for Full planning. Our full application cost about 3600 in Louth.

You say you have lots of time and that's really good but these things can take a long time and each time the council come back for more info they have another 4 weeks to make a decision...so time can start getting eaten up.
Rather than outline, maybe you should consider a couple of pre planning meetings to get the general idea of what they'll allow and then a full application?

Best of luck,
Michelle.
 
Thanks nutty for your info.
Thanks Michelle for your advice too.

Still, I have heard pre-planning meetings are not worth much from what I hear. They last about 1-5mins. You get a "maybe" or a "NO way" and a reference to the development plan, good bye - next please.

At least with a OPP you have a written doc with information.

I know that the soil test is about €1.000 - €1.500 and must be from the Wx. Co. Co. approved list.

So any body else with a costings to get the drawings done up?
 
That seems a huge amount to pay for a soil test, i would think 2-300 would do it ( even less im sure) Why does it have to be approved by Wex CoCo, if the company doing the test is certified it shouldnt make any difference.
With regards to Pre Planning meetings i have to admit they can be a waste of time. But you do get some good planners, you might get lucky. I think you should go for full planning as you will need most of the same info as outline the main details missing is the actual details of the house. You will have certain tolerances to change these once planning has been granted. Some councils look more favourably on full planning rather than outline as they see this as a more solid case. Some feel that if outline is granted the site will be sold on.
 
Rena said:
I have heard pre-planning meetings are not worth much from what I hear. ................................At least with a OPP you have a written doc with information.

QUOTE]


A soil test based on the EPA manual “Wastewater Treatment Systems for Single Houses" will cost you around €500 for the qualified engineers report and €80 for the jcb. Architects with EPA course doing it as part of the drawings etc will probably include it in their fee and should be cheaper.

Pre planning doesn't cost you anything and €1000 plus for written confirmation that your not getting permission is very expensive and no architect can get you out of "local needs" trouble.

Biggest hurdles in planning

local needs
site suitability regarding waste water treatment
site suitability regarding ribbon development
inappropriate house design
Click to expand...
 
Where are you from Ludermore? €2-300 for testing sound way too low.

The site testing in Co. Wexford MUST be by someone on thier approved list (see wx co co website). Quotes I got are from €900 to €1.500 just for the detailed report (about 23 pages) the test must be done over a two day period. Even before the long test was needed (about two years now) test were at least €500 in Co. Wexford.
The suitability form then was 1 page then, now it's 10pages (which is included in the 23 page report .
Suitability report:

Approved list:


Thanks Davidcoco and Superman for your inputs.
 
Im from Mayo. Ill find out exactly how much my test cost. The report was nowhere near 23 pages , mine was just 3 pages i think. Things must have got more complicated since i done mine ( jan 05)
 
Hi

alot of county councils are now looking for the EPA 2000 Site Assessment Test, some even having approved waste water treatment panels. this test is alot more detailed that the old percolation test which would have cost bout 300 euro and a few quid for the digger man. the new test cost me 1000 euro incl vat. it is needed with an outline planning application. I got qouted for outline planning versus full planning and the outline was 1000 plus vat excluiding expenses and full planning was 2000 plus vat so there is a difference. went with the full planning myself.

also have to consider that if you go outline you still have to pay for full planning at aletre stage anyway.

Good Luck

VT
 
I didnt know this, my brother is about to apply for Planning at home soon so i guess ill find out its the same in Mayo. At the start of the summer it was the old site test
 
Thanks VT1

You said "I got qouted for outline planning versus full planning and the outline was 1000 plus vat excluding expenses and full planning was 2000 plus vat so there is a difference. went with the full planning myself."

Full planning for what a garage? ;)
 
no why? was a four bed dormer .architect quoted for whole job on a broken down fee as opposed to a percentage fee which alot of people charge, so got price for planning, tender stage , construction stage icl site visits and bank payment certs, opinions on compliance etc.

was best deal I got at the time and Ive been using the same firm since over the last few yaers on various other jobs as they specialised in domestic / residential. alot of architects I spoke toi either werent interested in small scale stuff or were qouting a high percentage of build cost as fees
 
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