You need ot check three things:
#1.
+1 What RKQ has advised re the changeover in standards [check this]
#2.
+1 What RKQ has said re on approval consequent on outline. My understanding of outline is that it paves the way "in principle" for a permission. This requries you to show title, access and drainage usually [check drainage was included].
#3.
Has their requirement for revisions compromised the original layout in terms of distances to septic tanks and boundaries?
Armed with these three pieces of information you need to retain a planning consultant to fight your appeal.
However it will not necessarily be fought on planning grounds alone - the environmental gurus and tree-huggers own the world now - so you'll have to propose a workable solution.
Contact someone like Biocycle NOW to have them assess the site and put forward a proposal.
Yes, they are the dearest but they are also the best I have come across and their systems offer the cleanest effluent.
No, I have no connection to them other than their system helped my clietn obtain a permission last year near an SAC in Donegal.
Don't take my word for this and if you find another better system, let us know here on AAM.
For maximum credibility, you will need an engineer's report AS WELL to back up the Biocycle report and the engineer may have a preference for a system they used - but ask them to prove their choice of systems is as good as or better than Biocycle's.
My experience last year with another system was that by not putting out best foot forward we nearly lost the permission.
You need to get moving on this - reports will take a week or two assuming they are free to take on the work - this may be a recession, but many offices have downsized and the remaining staff are "out the door" with workload.
- Planning Consultant
- Consulting Engineer
- Biocycle Report
This will cost you, but if you don't shell out you will be left with a refusal on record.
You maybe able to clear the record by appealing the matter to the Bórd and then withdrawing the application befoer the Bórd.
That usually just annoys everyone, even if that loophole hasn't been plugged yet, and can make any repeat aplications even mroe difficult.
Check the basis of the outline, retain the professionals, put your best foot forward with Biocycle [or a better one, and tell us here], if you want to lodge the best appeal you can.
Also since we are remote from the action, listen to your professionals if they give you advice at variance with the advice offered here.
Last, but not least, take care in choosing your professionals.
For a planning consultant I prefer someone with a track record achieving results on projects like yours in the locality rather than an office who does most of their work on urban sites - unless they
also have the track record doing your knid of project successfully.
Don't be worried about where the office is based - planning consultants work nationally.
Similar comments apply to the engineer, except that sometimes local engineers really do have an "in" through long familiarity working with people in the office.
However I think in your case you seem to be long past that kind of negotiated solution, so again an office of national standing might be your best approach.
When justifying the cost of all of this, just remember, as of now, without your permission, you own a field.
Its horses for courses, and right now you need to put your best foot forward and you have little time.
In the planning permission I refer to above, I had all the players in place months before, the planner agreed with us and we received a permission.
We very nearly got refused because we used a lesser form of treatment plant, but the planner took a view and we came in again best foot forward.
You're going to have to do this "from scratch" with a submission to An Bórd Pelanála and if your new measures vary the application materially you may need to re-advertise.
THis is where you need professional advice of teh standard I describe, but there is a huge degree of co-ordination between all the other three parties for your archtiect to co-ordinate and he will have a role in this too.
Two final caveats:
A)
Notwithstanding the advicI offered above, there may be a good argument for appealing and withdrawing and going in again.
IMO this should be your primary question NOW to your planning consultant and architect.
B)
Also find out what implication this might have for your Outline Approval.
I seldom have done Approvals consequent on Outlines, and there may be an "out" in what was already granted.
Let us know how you get on.
ONQ.
[broken link removed]
All advice on AAM 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.
