Planning permission

[Zavier38]

Does anyone know how long it should take to get building consent in Pattaya? Its now been two months since we submitted the plans through a local architect. The architect (who will co- project manage the build) wants to start building before we get consent, whch I'm reluctant to do in case I end up with some very expensive foundations that have to be ripped out.

Any feedback on getting permission to build much appreciated!

[Ratchaburi]

We start building before we had they were approved then I am not in Pattaya

[dirtydog]

Without chasing up the planning office it normally takes about 1 year for permission, chase erm up and give them some money about 30 days.

[Fabian]

How much is "some money"?

[dirtydog]

Usually a percent of the building value, we just used to get the planning dept to do the plans for us and started straight away, usually finished the building before consent was given and the plans drawn up.

[Zavier38]

Thanks for the insights. It's quite reassuring.

My main concern with starting before we get consent is that the plot is less than 100m from a royal property on Pratumnak.

I already put a resonable squirt of "thai WD40" into the application, so I guess I can only sit and wait.

I'm going to wait to see the consent with my thai lawyer before construction starts, although the architect is keen to start straight away. My view is that it took me 20 years hard work to get to be able to do this, so another few months' wait won't hurt.....anyhow, I'm relieved to hear that several months might not be unusual.

I'll let you know how we get on. The proposed building is pretty unusual, I'm looking forward to getting stuck in with the project.

[Driventowin]

Ut oh!! There's your problem!!! You should have used Sonax instead..... Though I do perfer WD40 myself it isn't as well known here....yet......

[Marmite the Dog]

The proposed building is pretty unusual, I'm looking forward to getting stuck in with the project.

When do you intend to start the thread with the plans and pictures of construction etc...?

[Zavier38]

^ soon as I get the green light from planning and pay the next chunk to the builder.

Don't want to tempt fate just yet.....

I'm still waiting on final costings for final fit. Its already looking like 13M baht ++ for build cost alone, and if it goes much higher I may need/want to look at a plan B.

[Zavier38]

The building is unusual in that there are no exterior windowst all on the outside of the plot. It's built as a courtyard type U shape, so we can build out to within 50cm of the plot boundary. Also there's a height restriction, with its proximity to the royal residence. So it will be mostly single storey.

[ChiangMai noon]

Its already looking like 13M baht ++ for build cost alone

blimey.

I was going to start taking pictures of mine.
The foundations are going down at the moment.

don't think i'll bother now.

[dirtydog]

I think you will find that that height restriction is a fallacy, heard it many times about Prathamnak, many of the places that have previously been pointed out to me as in the height restriction zone now have 4 and 5 storey buildings on them, then again next door to the Royals maybe different

[Marmite the Dog]

don't think i'll bother now.

You'd bloody well better post them, or I'll come up there and ring your bloody neck!

[Zavier38]

I think you will find that that height restriction is a fallacy, heard it many times about Prathamnak, many of the places that have previously been pointed out to me as in the height restriction zone now have 4 and 5 storey buildings on them, then again next door to the Royals maybe different

Its within pissing distance (with a fair wind), I guess that's why the permission is taking alot longer than the 30 days you mention - I had originally been told to expect 4 -6 weeks. It's now 8 weeks and counting.

[Zavier38]

tempting fate. But this is what they architect came up with....


result!

[Zavier38]

Bulilding occupies whole plot approx half rai. The idea is to have as much security and privacy as possible, with an 18M lap pool. Should be two proper bedroom "suites", a one bed apartment which can be used as two bedrooms if required, and a staff room.
The living area is on two levels, with sea views.
All I need to do is work out how to pay for the bloody thing!


plot is 22 metres wide.


swimming pool in courtyard 18X3.5M
bedrooms off to left and right, living area front

[ChiangMai noon]

^
wow......

how the other half live.

looks absolutely fantastic.

[Driventowin]

Geezzz Is that a real garage in Thailand??

[Zavier38]

Thanks! Although I'll believe it when I see it finished. I'm still waiting on costings for final fit before committing 100% to build. So far only bought land and paid architect. Will post pics as it progresses.

[Fabian]

I imagine it very nice for the one who are living in it but the neighbours will hate it.

[Itchy]

I imagine it very nice for the one who are living in it but the neighbours will hate it.

They'll hate it even more if they don't get to have a chance to look around inside. My betting is the curiosity levels in your neighborhood will be unbearable.

Anyway, it looks good, not a style I'd choose but refreshingly different.

A think to address is 'courtyard noise' - I like courtyard houses and we had a courtyard in Rome, but the noise does bounce around a bit.. My guess is you'll need some greenery planting.

[Zavier38]

Anything but another "Thai - bali" style house built with 10 -20 cm walls or division 2 WAGs pad with pillars outside.

I think you're right though. as long as its bloody hard to break in to I'll be happy.

The wall at the back won't be so high and it'll be a jap garden thing with some posh fish.

[Zavier38]

Thanks for the tip on noise Itchy. I'm gonna ask the designer to look at that. Some plants might be a good idea in any case.

[Zavier38]

This is the proposed final layout, although there are some changes to the back yard. I want to have paving steps across a pond from the living room. The idea is to have a 70s style sunken sitting area in living oom so thet the fish i the pond will be at eye level. The garden will just be a few rocks and jap style stuff, with the usual thai style sala.

There's a question over whether to have gas (for cooking inst. of electric)through to staff room (behind garage) as I'm worried about fire risk. Anyone got any experience on this?

Total accom should be 2/3 receps, 3/4 beds, staff room, 5 baths, 3 kitchens (main, guest for snacks etc + staff).

The proposed 2 bathroom ceilings are over 7M high, living areas on ground circa 5 M.

[danblack]

will it have a moat