John J. O' Sullivan & Associates Ltd. Services

By: John J. O' Sullivan & Associates  05/12/2011
Keywords: Planning Permission, Building Regulations

Preparation of Building Plans to specific briefs or full Architectural designs and guidance can be provided when required. Preparation of detailed Site Layout Plans showing proposed project services, landscaping etc.

Advice can be given on the above in order to submit an application which is acceptable to our Client and to satisfy the requirements laid down in the 'County Development Plan' of the appropriate County Councils'.

Preparation & Submission of all necessary documentation required with the application and careful monitoring of the project through the Planning procedure, i.e., Validation Process, 3


Party objections etc.

A Registered Letter seeking further information during the Application process will invariably arise requesting a change of plans, layouts or an Alternative location - We would deal with these matters after consultation with our Client and every resource necessary will be brought to bear to maximize the chances of success.

Once satisfactory approvals i.e., Planning Permission etc., are in place we can then assist in moving the project on to the construction phase.

Consultation is undertaken with our Client to itemize their specific requirements in the details both external and internal. Once this is completed a Detailed Specification will be prepared together with full Tender Drawings which would enable accurate tenders to be sought by either ourselves or the Client.

Tender drawings may then be detailed further, upgraded to Working / Construction drawings and this procedure reduces the amount of extras that could be incurred during the construction stage and also ensures that costs are kept within the budget. At the Working Drawings stage all construction details are checked carefully by our technical staff & any difficult areas are highly detailed to ensure compliance with the Building Regulations & to ensure the structural integrity of the finished building.

We can undertake to carry out Supervision at all the necessary Construction Stages, thus making sure that the construction is entirely within the Planning Permission granted and the Current Technical Guidance Documents & Building Regulations in force.

We Would also issue the necessary Certificates i.e., Stage Payment Certificates either to a Bank, Building Society or if the Building is by Direct Labour we can issue a Payment Certificate to the Client. Certification of the Project will also be provided at completion of the works to comply with funding and legal requirements.

As outlined above we can assist a Client who wishes to manage his or her project or we can provide a full project management service. This would involve agreeing a budget with the Client and basically getting the job done with little or no involvement from the Client. This service is ideal for Clients not resident near their project.

Land Transfers for the purpose of Land Registry, require a site visit and boundary check - if the terrain of the site is difficult then we would suggest a full Topographical Survey (E.D.M.) which will give an accurate measurement. Draft maps are prepared for agreement of the Original Folio which is submitted to the Land Registry by the Solicitor.

Residential, Industrial & Commercial Property Surveys can be undertaken. These often require a visit to the Local Authority to check Planning Files. Our Surveyor would visit the property and carry out a full structural survey, a boundary check and prepare a detailed report together with recommendations. With most properties a Planning Search is nearly always required which means a visit to the Local Authority's Planning Department to ensure that all planning matters are in order.

Our Practice is equipped with 3No. total station, one of which is fully Robotic & GPS upgradable if required. We also have the most up to date post processing survey software available on the market allowing us to carry out practically any project, from a simple contour survey to a complex volume analysis survey for a landfill site etc. Detailed Topographical Surveys are a must for almost all projects and this accurate equipment is an absolute necessity for setting out complex buildings, housing estates etc.

These are required for virtually all Commercial Projects and the application process is broadly similar to Planning - it does however tend to be somewhat faster.

Our Practice is on the panel of virtually all the Finance Houses and thus we can quickly prepare Bank Valuation Reports to facilitate the release of funding.

Our practice has a Registered BER Assessor certified & Registered with Sustainable Energy Ireland (SEI) to prepare and carry out BER tests.

The Dwelling Energy Assessment Procedure (DEAP) is the official procedure in Ireland for calculating and assessing the energy performance of new dwellings. A registered BER Assessor is the individual who carries out the assessment of the energy performance of buildings in accordance with the requirements of the EPBD Regulations.

As part of the Energy Performance of Buildings Directive, a Building Energy Rating (BER) certificate, which is effectively an energy label, will be required at the point of sale or rental of a building, or on completion of a new building. The BER will be accompanied by an

Advisory Report

setting out recommendations for cost-effective improvements to the energy performance of the building. There will be no legal obligation on vendors or prospective purchasers to carry out the recommended improvements. SEI will publish BER certificates on a public BER Register.

From 1


January 2007, new dwellings that applied for planning permission on or after this date require a BER when they are offered for sale or rent. This requirement will be extended to all new non-residential buildings in July 2008 and to existing buildings offered for sale or rent in January 2009.

Our practice has a

C.M.S.E Registered Air Tightness Tester for Dwellings,

capable of carrying out Air Permeability Pressure Testing in accordance with the new

TGD Part L 2007 - Conservation of Fuel & Energy - Dwellings.

Air Permeability Pressure Testing measures the air tightness of a dwelling and helps to identify unplanned or unintentional air leakage paths through gaps, cracks, etc. in the building envelope. Air Permeability Pressure Testing is also known as

Air tightness Testing


Air Leakage Testing.

The new Part L of the Building Regulations Provides for among other things an improvement in energy efficiency for new dwellings and a reduction in Carbon Dioxide (CO


) Emissions. Air Permeability is one of a number of provisions included in the amended Building Regulations aimed at reducing energy consumption and CO



Our practice has a qualified Percolation & Water Table Test Operative on staff as these tests are now required to be submitted with all planning applications.

Keywords: Building Regulations, Planning Permission

Contact John J. O' Sullivan & Associates


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