Site Selection: A Comprehensive Guide
Various considerations must be made to ensure the success of your project. From understanding legal requirements to assessing the physical attributes of the land, each step is crucial in making an informed decision.
Contents
Legal and Planning Considerations
- Planning Permission: Before purchasing a site, verify if it has planning permission. Without this, you may not be able to build or might face a lengthy process to obtain it.
- Types of Planning Permission: Understand the types of permission – full permission (valid for 5 years) and outline permission (principle agreement).
- Local Development Plan: Review the local development plan, as it outlines the zoning and potential planning restrictions in your area.
- Legal Due Diligence: Consult a solicitor for rights of way, restrictive covenants, and ensure legal access to the road is available.
Local Needs
This is a requirement for planning applications in Ireland that involves understanding the specific criteria set by local planning authorities to regulate development, particularly in rural areas. This concept is crucial in the planning process, ensuring that new developments and their applicants are in line with local community needs and sustainability.
We feel this is a crucial aspect of the site selection and planning application process which is not to be overlooked. Therefore, we have created an informative page dedicated to Local Needs requirements and how it can impact your journey.
Distance From Family Home
While this may vary marginally from county to county, if you are hoping to build in a rural area and your family does not own any available land, considering a location for your site that’s within approximately 5 kilometers or so from where your family resides might be acceptable.
Physical Site Assessment
- Road Entrance Sight Lines: Ensure adequate sight lines for road entrance, especially important in rural areas.
- Soil Quality and Environmental Concerns: Assess the soil quality, flood risks, and any environmental sensitivities, like protected species.
- Access to Amenities: Check for access to roads, public transport, and essential services like water and electricity.
Private Residential Homes Near Busy Roads
When selecting a site for a private residential home near busy roads in Ireland, specific requirements and laws must be considered to ensure safety, accessibility, and compliance with planning and building standards. This section covers the key considerations and specific guidelines for building near motorways, national roads, regional/local roads, and country lanes, including specified distances for setback and sightlines.
General Requirements
- Access and Egress: Safe and efficient access to the property is crucial. This includes considerations for sightlines, turning facilities, and proximity to junctions.
- Noise Insulation: Developments near busy roads must incorporate appropriate levels of noise insulation to mitigate the impact of traffic noise.
- Environmental Impact: Considerations for environmental impact, including air quality and potential pollution, are essential.
- Safety Zones: For properties near airports or other specific zones, additional safety and planning regulations may apply.
Specific Guidelines
- Motorways
- Setback Distances: Residential developments are typically required to maintain a minimum setback distance from the edge of the motorway. This distance is generally around 91 meters (300 feet) from the centerline of the road.
- Sightlines: Adequate sightlines must be provided to ensure safe ingress and egress from the property. This includes clear visibility for a specified distance along the road.
- Noise Insulation: Enhanced noise insulation measures are required to mitigate the impact of traffic noise on the residential property.
- National Roads
- Setback Distances: Similar to motorways, residential developments near national roads must maintain a minimum setback distance. This distance is typically around 91 meters (300 feet) from the centerline of the road.
- Sightlines: Adequate sightlines must be provided to ensure safe access to the property. The required sightline distance can vary but is generally around 160 meters for a 100 km/h road.
- Noise Insulation: Developments must include noise insulation measures, such as double glazing and soundproofing materials.
- Regional and Local Roads
- Setback Distances: Setback distances for regional and local roads are generally less stringent compared to motorways and national roads. A typical setback distance is around 23 meters (75 feet) from the centerline of the road.
- Sightlines: Similar to national roads, sightlines must be clear to ensure safe access to the property. The required sightline distance can vary but is generally around 90 meters for an 80 km/h road.
- Access Points: The number and location of access points may be restricted to minimise traffic disruption and ensure safety.
- Country Lanes
- Setback Distances: Setback distances for country lanes are typically more flexible but must ensure safety and accessibility. A typical setback distance is around 10 meters (33 feet) from the edge of the road.
- Sightlines: Adequate sightlines must be maintained, especially on narrow or winding lanes. The required sightline distance can vary but is generally around 70 meters for a 60 km/h road.
- Access Points: Access points should be designed to minimise disruption to the flow of traffic and ensure safe entry and exit from the property.
Example Regulations and Guidelines
Building Near Motorways
- Planning Permission: Specific planning permission is required for any development near motorways, with detailed plans showing compliance with setback and sightline requirements.
- Noise Insulation: Developments must include noise insulation measures, such as double glazing and soundproofing materials.
Building Near National Roads
- Access and Egress: Detailed plans showing safe access and egress points, including turning facilities and clear sightlines.
- Environmental Impact Assessment: An environmental impact assessment may be required to evaluate the potential effects on air quality and local ecosystems.
Building Near Regional and Local Roads
- Access Points: Limited and strategically placed access points to ensure minimal disruption to traffic flow.
- Sightlines: Clear sightlines for a specified distance to ensure safety.
Building Near Country Lanes
- Access Points: Limited and strategically placed access points to ensure minimal disruption to traffic flow.
- Sightlines: Clear sightlines for a specified distance to ensure safety.
Planning and Development Regulations
Access Routes and Turning Facilities
- Access Roadways: Where access roadways are provided within the site of a dwelling house, turning facilities for appliances, in accordance with the requirements of Table 5.1, should be provided in any dead-end access route that is more than 20 meters long.
- Design of Access Routes and Hard-standings: A vehicle access route may be a public or private road, or other route, which, including any manhole or other covers, meets the standards in Table 5.1 and the following paragraph.
Fire Safety and Building Regulations
- Fire Safety Certificate: A fire safety certificate under the Building Control Regulations, 1997 must be granted for developments near busy roads.
- Material Alteration or Extension: In the case of a material alteration or extension of an existing dwelling house, the requirements of B10 of the Second Schedule to the Building Regulations may be met if the access and facilities for the fire service are not altered in such a way as to reduce the extent or performance of those that existed before the material alteration or extension.
National Planning Framework
Sustainable Development
- National Policy Objective 33: Prioritise the provision of new homes at locations that can support sustainable development and at an appropriate scale of provision relative to location.
- Tailored Approach: It is necessary to tailor the scale, design, and layout of housing in rural towns to ensure that a suburban or high-density urban approach is not applied to a rural setting and that development responds to the character, scale, and density of the town.
Financial and Size Considerations
- Self-Build Mortgage Tips: Lenders typically fund plots deemed adequate for building a house, usually around 0.5 acres for a country house and 0.2 to 0.5 for a city dwelling.
- Budgeting for Services: Research the costs for connecting to essential services, as lenders do not fund these.
Utilising Resources and Experts
- Property Finders: Consider hiring a property finder, especially if you are time-poor or live far from the desired location. They can provide local knowledge and insights into potential sites, including off-market opportunities.
- Site Visits and Local Insights: Visit the site multiple times, during different weather conditions, and consult with local residents for insights on the area.
Plot Potential and Pitfalls
- Location Analysis: Identify potential sites, considering the proximity to existing structures, local zoning, and planning trends.
- Ransom Strip Awareness: Be cautious of small parcels of land owned by others that may be crucial for your building plans, known as ransom strips.
Pre-Construction Planning
- Design Review and Modifications: Re-evaluate your plans and make necessary changes before proceeding to the construction phase.
- Technical Design and Safety Considerations: Develop detailed construction plans, consider safety measures, and comply with Building Energy Ratings and regulations.
Additional Considerations
- Community Integration: Engage with local communities and understand the long-term implications of your building in the area.
- Innovative Approaches: Consider unique methods like aerial surveys to identify potential sites, particularly in rural areas.
Common Misconceptions
Planning permission is only for large projects: In fact, most developments, even minor ones, may require some form of permission.
Once obtained, planning permission is valid indefinitely: Typically, planning permission expires after a certain period, usually 5 years.
Conclusion
Selecting a site for a self-build house in Ireland is a multifaceted process. It requires thorough research, understanding legalities, assessing physical attributes, and financial planning. Engaging with professionals like property finders and solicitors, and utilising resources like local development plans and site assessment tools can significantly aid in making an informed decision. Prioritising these factors will not only ensure compliance with legal requirements but also contribute to the overall success and sustainability of your self-build project.
