Planning Applications & Design

Full Permission, Outline Permission and Retention Permission

Whether it’s a residential, commercial, industrial or leisure project you wish to develop, our office is at your service to offer expert advice in relation to the design, planning and construction of all building projects.

From our initial brief to the delivery of the completed building project we offer a comprehensive planning service, from our initial meeting with the client to obtain the brief, to preparing the desired planning drawings, publishing public notices, compiling associated application documents before submitting the completed application to the relevant county council on your behalf.

Once we submit a planning application to a county council we will monitor the application constantly on your behalf and be available to answer any technical queries requested by the county council during planning process on your behalf.

Pre-Planning Meetings

Certain type of developments and sites, whether by complexity of proposals or questionable sites may require a pre-planning meeting to be held with the relevant local authority planning officials. Upon the initial planning brief with our client we will advise if such a meeting would be helpful in view to clarifying any issues before a planning application is prepared, thus saving you money and time.

We will organise pre-planning meetings with the local authority on your behalf and prepare the necessary documentation.

3D Visualisation Drawings

Planning & Development Services, Carlow can provide images and animations to portray a realistic view of your proposals; we recognise the importance of conveying a clear understanding to our clients, local authorities and consultants.

We can quickly model your ideas from 2D Plans at any stage of the design process and convert them into photorealistic images/animations utilising the latest modelling and rendering software programmes.

This aspect of our practice is utilised for preparing sunlight and daylight studies for accessing the suitability of architectural design and the potential impact on neighbouring properties.

In addition to providing photo realistic views we can also offer “3D walkthroughs” through the building which further conveys the realistic presentation of the structure. The availability of this visualisation service is considered a valuable tool when viewed with local authorities and An Bord Pleanála.

Below is a brief sample of some of our projects. Further examples of projects prepared by Planning & Development Services can be viewed in the portfolio section.

Recent Planning Applications

Landscape Design for Planning Permission

More and more frequently local authorities are requesting a Landscaping Plan to accompany the design proposals with the planning application submission, either prior to the submission of the application or in the event when the local authority may have asked for further information during the planning application process.

This entails a detailed landscaping layout plan for the proposed site which Planning & Development Services, Carlow can prepare for everything from individual one off dwellings to residential estates.

Engineering Details

As part of a planning application submission, particularly for planning proposals for residential estates, it is a requirement to prepare site engineering drawings to detail the construction of and route of site services, including:

An Bord Pleanála Planning Appeals

Planning & Development Services, Carlow offer a consultancy service whereby we prepare appeal applications to An Bord Pleanála on behalf of our clients.

Whether it’s a “first party appeal” or a “third party appeal” to a planning application we carry out a full investigation of the planning file submitted to the relevant local authority and prepare a full detailed report based upon our findings and consultation with our client.

Time deadlines to submit an appeal are extremely short so it is very important that an appeal is prepared as quickly as possible.

In addition to An Bord Pleanála appeals we also can prepare planning appeals to local authorities at the initial stage of the planning process.

Fire Safety & Risk Management Certificates

As well as complying with the fire regulations, some premises also require a fire certificate. A fire certificate is issued under the Fire Precautions Act 1971 (as amended). In addition to the risk assessment for your workplace, it sets out the fire precautionary arrangements of the building. Once a fire certificate has been issued it remains in force and passes to any new owners or occupants of the building.

A Fire Safety Certificate entails preparing a full set of plans for the relevant building representing exactly what is built, and then a fire safety certificate document is drafted based on the drawings, with any required revisions clearly amended on the said plans to make the building fire safety compliant. These documents are then compiled and an application is made to the relevant local authority were a decision will be made by them and a subsequent fire safety certificate issued for the premises.

You should have, or have applied for, a fire certificate if your premises are, or contain:

• A hotel or boarding house which provides sleeping accommodation for more than six people (guests or staff), or if any part of the accommodation is elsewhere than the ground floor
• A factory, office, shop or railway premises where more than 20 people work at any one time, or more than 10 people work anywhere other than the ground floor
• A factory where explosive or highly flammable materials are used or stored

In buildings in multiple occupations, containing two or more premises, a certificate must be sought when the number of employees exceeds the above totals.

If you think your premises require a fire certificate, but are unsure if you have one, check to find out. Contact the owner, landlord, or previous occupiers who may be able to tell you. For copies of existing fire certificates or if you are in any doubt, contact your nearest local Fire Safety Department.

If you have any queries or are unsure if you have a valid “Fire Safety Certificate” for your premises we will be glad to meet you and advice as to your options.