Hi sheridnd,
I am assuming this is a recent refusal from the Council and you are thinking of applying again.
If it is not, disregard Option B) below.
It it is and you are thinking of Appealing read Option B) below.
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A) Going in for Planning Again
Some history of the process whereby the planning application was lodged etc would be of help in forming an opinion of what to do.
This is a situation where there may be a need for a horse for a course.
Some local knowedge may be acquired from your local elected representative.
Depending on the balance of the Council, your family's level activity politically or otherwise and which way you're aligned, this may act in your favour or not - it can be a twoedged sword.
Plus if its a development plan thing - Ribbon Development PLUS its outside the town boundary - there may be a situation that even a well connected family may find difficult to recover from.
I suppose I should qualify that and confirm I'm not suggesting a corrupt planning process should be availed of, but I have seen plans "interpreted" quite legally to favour a "well-loved" applicant.
Local knowledge from an unregistered architect may help you get the lay of the land for very little outlay.
Many such will not charge for an initial consultation and may well have been operating in the locality for twenty years or more.
They have a low key, relatively low cost approach, get on well with Council officuals and may have a good track record with difficult planning permissions.
Given the several positive things stacking in your favour, I think you might at least have a fighting chance if you talked to someone like that, asuming there was some leeway in the Development Plan.
However, the complications of the planners requirements may be beyond the unregistered architect's expertise or experience.
There may be for example an issue of good modern design which might be beyond the unregistered architect's ability.
Then in such a case an MRIAI/ Registered architect with a track record of good design may be useful.
The MRIAI/ Registered architect may cost proportionately more in terms of fees, due to:
(i) the additional work on design and presentation required by the planner
(ii) what the architect may be bringing to the table and
(iii) the additional workload to achieve a result.
However, even going with an MRIAI who is a good designer may not swing the ball your way if there is a planning issue involved that cannot be overcome by good design alone.
The fact is that there is always someone affected by the positioning of a town boundary and might just be that unfortunate person.
This suggests that the involvement of a planning consultant may be required and this in turn he/she will need careful selection.
Normally a planning consultant doesn't take on small jobs like this, but in the current climate all are hungry for work.
However the last thing you need is an arrogant "big gun" from outside the area wading into a rural planning matter and getting up everyone's noses.
Again, as with the architects, start off with someone with local knowledge and/or experience of this kind of application in similar locations - this may give him an edge.
Obviously if this needs greater resources/greater expertise you may soon be entering an arena where it will be cheaper to buy another site than employ the professionals you might need.
Alternatively on the longer term, the town is likely to continue to grow, with Ireland being the most fertile country in the EU in 2007!
Waiting for the next development plan review - which can occur withing the 5 year life of the plan - may be an option.
A relaxation of the ribbon development prohibition may follow the moving of the boundary to include your site.
Eespecially if you lobby for it!!!
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B) Appealing this Refusal Decision.
If you are still within the time period for making an appeal you should take advice from a competent person about lodging a 1st party appeal [you appeal this decision] and see if you can get the decision reversed.
If you are told you are unlikely to succeed in getting the decision reversed but you don't want a planning history of a refusal on the site you should take advise from a competent person about
Appealing and then withdrawing the application from before the Board of Appeal [not sure if this can still be done - think it can].
Either way the phrase "you should take advise from a competent person" is what you need to focus on.
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If you think you need more advice post here and if we can help we will, but at some point you'll need to consult a competent person.
If you are within the 4 week Appeal Period you need to get your skates on re making an Appeal as noted above at
B).
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.
