Your Ultimate Guide to Planning Permission in Ireland
03.02.2025
With the rise of multi-generational households, finding innovative ways to create extra space at home has become a growing trend for families across Ireland.
Whether it’s for a little more privacy, a dedicated workspace, or giving young adults a stepping stone towards independence, garden builds offer flexible solutions that fit modern living. These creative spaces bring families closer, provide much needed support, and are more financially viable with housing and rental prices climbing. However, before you start laying foundations you need to make sure you’ve secured the right planning permission.
Planning permission is not just bureaucratic red tape – it’s essential to keep your outdoor haven from turning into a legal nightmare.
While it might at first seem like a headache to get your paperwork sorted, future you will be thankful that you took the time to do it. Should someone make a complaint about your building when you don’t have the correct permission in place, it can have serious consequences.
The good news is that this guide will walk you through everything you need to know to get the right planning permission for your new build.
An overview of planning permission in Ireland
In Ireland, before you build, alter, or extend a building you are required to get planning permission. Governed by local authorities under the framework of national legislation like the Planning and Development Act, getting planning permission ensures that all new developments are aligned with environmental and aesthetic standards and that they are safe.¹ It doesn’t matter if you’re building a new home, a commercial property, or a big garden shed, planning permission is a legal requirement to make sure that any construction complies with the regulations set out by the government.
The importance of understanding planning regulations
It can feel like getting planning permission is complicated and time consuming because when something is unfamiliar it can seem overwhelming. However, you will be pleasantly surprised at how helpful your local council is in guiding this process when you take the time to consult with them first. Getting the correct planning permission is an essential step that ensures that what you build is safe, fit for use and also that it enhances the community (nobody wants to live next door to an eyesore self-build that lowers the value of your own property).
Planning permission is put in place for a number of very good reasons:
- Legal compliance: Make sure you are educated on what you can build, where you can build it and the sizes you are allowed. This is good sense that keeps your community from falling into disrepair.
- Safety: By and large planning permission is there for safety. If you are not an experienced builder and decide to erect a backyard shed, cabin, or house extension, it could have dire consequences like injury or death should your structure collapse (Ireland is wet and windy and without the proper know-how your building will be as stable as the first little pig’s house of straw!)
- Community enhancement: Constructing buildings that add value to your local community should be the standard practice. Planning permission ensures that everything fits the aesthetic.
- Higher property value: Extending and adding to your community with well-planned, legally compliant developments can significantly raise the value of homes in the area. Conversely, a haphazard accumulation of mobile homes, unauthorised developments, and builds that do not follow the standards of the area will cause your home values to plummet.
- Sustainability: We live in a time where making sure everything we add to this earth is as sustainable as it can be. Planning permission often takes sustainability factors into consideration, making sure that the environmental impact is minimal and that resources are used responsibly.
Ready to create your perfect outdoor space while staying within planning guidelines? At Summerhouse24, we specialise in garden rooms and log cabins that meet local planning requirements. Our experienced team can guide you through selecting the right structure for your needs, whether you’re looking for a garden office, relaxation space, or hobby room. We ensure your dream garden building doesn’t become a planning headache.
Contact us today for advice and let us help you navigate the path to your ideal garden room – smooth sailing to your new space guaranteed!
When do you need planning permission?
Before you bring out the hammer and nails after being bitten by the home improvement bug, you need to be absolutely sure your planned alterations don’t first need planning permission. It’s always a good idea to check with your local authority before starting anything. Here are the general rules to keep in mind.
General rules and guidelines
In Ireland, most building work requires planning permission.² This includes:
- New builds: houses or any other kind of building.
- Significant alterations: any major changes to the structure of a building
- Extensions: adding onto your existing home
Top Tip: When in doubt, always contact your local authority to check.
Change of use planning permission
If you are planning to use a building or a piece of land for something different than it was originally intended, you will need to get permission to do so.
For example, changing agricultural land into a parking lot, or converting a garage into living space or a short-term Airbnb rental.
This type of approval is called change of use planning permission and is especially important to obtain if you or someone else is going to be living in the building.³ Local authorities want to make sure that any changes you make fit the national guidelines and don’t disrupt the overall neighbourhood vibe.
Planning permission exemption list
Don’t worry, it’s not all doom and gloom, not everything requires planning permission. There are certain exemptions that allow you to make minor changes without going through the lengthy application process.⁴
And this is one time where size does matter!
Common exemptions
Typically smaller builds that fall under certain sizes do not require planning permission. Some common exemptions include:⁵
- House extensions under 40 m² that are not taller than the existing house.
- Ancillary buildings like sheds and garages may not be bigger than 25 m² and should not be taller than 4 metres for a pitched roof or 3 metres for any other roof type. Adding another building to your garden should also leave at least 25 m² of open space and should not be a place of business, used to live in, or to house any farm animals.
Restrictions and conditions for exemptions
Even when a type of building is exempt from planning permission there may still be some restrictions that apply. For example:
- There are height limits in place for most exempted structures.
- Your building should not obstruct your neighbour’s view or the natural light into their property.
- There may be limits on how close your building can be to the property boundaries.
- Your build may not obstruct road visibility for your neighbours or interfere with road safety in any way.
- Depending on where you live, there may be environmental conditions to consider.
- You may not build 2 extensions of 40 m² each – any previous extension is factored in and cumulatively they may not exceed 40 m².
If in doubt, check before you build!
Consequences of not applying for planning permission correctly
While it may be tempting to avoid getting planning permission, it’s really not a good idea – you face hefty fines, legal action, and having your new property demolished.
And if you do get away with it initially, it will complicate any future renovations and will be a major problem if you ever want to sell your house.
Planning permission for different types of buildings
It stands to reason that different types of buildings will have different rules around planning permission.
Let’s take a look…
Do you need planning permission for a mobile home?
If you are intending to live in a mobile home permanently or if your temporary stay in one will be longer than 10 days, you will need to apply for planning permission – even if you are placing the mobile home on your own land.⁶
Do you need planning permission for a log cabin?
The general rule is that if your log cabin is a single storey building under 25 m² and less than 4 metres high and you don’t plan to have people live in it, you may not need planning permission.⁷ Once your log cabin is built, you should still have a minimum of 25 m² of open space in your garden.
Do you need planning permission for a garden shed?
Shed planning permission in Ireland follows the same rules as for log cabins.
What is the maximum shed size without planning permission in Ireland?
Generally, garden sheds under 25 m² in size and situated at least 2 metres from boundaries are exempt from needing permission.⁸ And make sure to leave at least 25 m² of open space after your garden shed is in place.
Garden room planning permission
Garden rooms can often be built without planning permission if they adhere to similar rules as sheds. If your garden room is under 25 m² and not intended for sleeping or living purposes, you’re likely in the clear. So you can safely plan to add an aesthetic office space, outdoor gym, teenage gaming haven, or a man cave to your garden.
Annexe planning permission
If you’re considering building an annexe (ie: a granny flat), there are a number of factors you will need to consider. If it is attached to your house you could be exempt if it is under 40 m² and no higher than the original house. If it is a standalone building, you will need to contact your local authority as the rules differ from one local council to the next. If you are planning to rent it out as accommodation, you will generally need to get permission for the build.
Airbnb planning permission
Are you thinking about renting out part of your home on Airbnb for some extra income?¹¹ You will likely need planning permission for this change of use, especially if it involves significant alterations to your property or if you’re renting out an entire unit. Local authorities have specific regulations regarding short-term lets, so be sure to check these out before listing your property online.
Researching and checking planning permission
When it comes to planning permission, knowledge is power!
Whether you’re considering a new build or just curious about what’s happening in your neighbourhood, knowing how to check planning permissions can save you time and potential headaches.
Here’s how to do a planning permission search so you can easily find the information you need.
How to check planning permission in Ireland
To check if a property has planning permission or to see any applications that have been submitted, you can visit your local authority’s website.¹¹ Most councils provide an online portal where you can search for planning applications by address or application number. This is a great way to stay informed about developments in your area.
Planning permission map
Many local authorities also offer a planning permission map, which visually displays areas where planning applications have been submitted or granted. This map can be incredibly useful for understanding zoning regulations and seeing how developments might impact your property or neighbourhood.
Alternatively, you can consult the national planning application map which keeps a record of all the planning applications that have been received over the previous decade.¹²
The planning permission process
Navigating the planning permission process might seem daunting, but breaking it down into manageable steps can make it much easier. If you are undertaking a challenging build, it might be a good idea to enlist some professional help to make it easier.
How to apply for planning permission
Here’s a simple outline of the process:
- Pre-application consultation: Before diving in, it’s wise to have a chat with your local authority. They can provide guidance on what’s likely to be approved and any specific requirements you need to meet.
- Prepare your application: Gather all the necessary documents, including site plans, drawings, and any relevant reports, like environmental assessments.
- Submit your application: Once you’ve got everything ready, submit your application through your local authority’s online portal or in person and pay the applicable fees.
- Public notification: After submission, your application will be publicly advertised. This gives neighbours a chance to voice any concerns or support (some delicious baked goods and chats about your plans over tea, won’t go amiss in getting your community’s support).
- Decision time: The local authority will assess your application and come to a decision.
How long does planning permission take?
The timeline for getting planning permission can vary based on the merits of individual cases, but generally, you can expect a decision within 8 weeks from the date of submission. However, if there are complications, like needing additional information or public objections, it might take longer. It’s always a good idea to factor in some extra time just in case.
How long does planning permission last?
Planning permission typically lasts for five years from the date of approval. This means you have five years to start construction, otherwise, the permission may lapse. If building gets delayed for whatever reason and you need more time, you can apply for an extension before the original permission expires.
Important Note: Remember that if you make significant changes to your plans after getting permission, you may need to reapply.
How much does planning permission cost?
Understanding the costs involved in getting planning permission is essential for budgeting your project and can help you avoid unpleasant surprises along the way. While the fees can vary depending on the type of development, here’s a general overview to help you get started.
Breakdown of fees
- For a standard house application, you can expect to pay €65.
- For a house extension or garage conversion, the fee is €34.
- For log cabins and garden sheds, the fee may vary somewhere between the above amounts, depending on the size and intended use.
- You’ll need to publish a notice in a local newspaper about your application, which can cost around €140.
- Planning maps may set you back around €126.
- The fees increase significantly when you apply for retention permission (completing building works without planning permission). You will be charged €240 or €2.50 per m², whichever is greater.
For specific fee structures and details it’s best to contact your local authority or visit their online planning section. For example, Clare County Council gives detailed information on their fees page.¹³
Potential additional costs
Depending on the scope and complexity of your build, there may be additional costs.
- Hiring architects or planning consultants to ensure your application meets the requirements.
- Environmental assessments if this is a consideration for your build.
- Legal fees – if there are objections or appeals.
Tips for a successful planning permission application
This is one time when being obsessive and detail-oriented is a good thing – having all your ducks in a row and triple checking everything is the only way to make this process go smoothly.
Common reasons for rejection
- Incomplete applications: As obvious as this may seem, it’s one of the most common reasons applications get rejected. Make sure you’ve answered all the questions and sent in all the required documents.
- Not complying with local plans: If your proposal doesn’t align with zoning regulations or local development plans it’s likely to be refused. Make sure you are familiar with the guidelines for your area before you start the process.
- Neighbour objections: If your proposed build is going to obstruct a view, block light or impinge on someone else’s privacy, you’re going to run into objections that can lead to a rejection. It’s so important to be neighbourly and engage with your community early on in the process before their concerns take on a life of their own and escalate.
- Not consulting the public: Make sure to follow all public notice requirements to a “T” – if you don’t it might result in pushback.
- Environmental concerns: If there are protected habitats or water sources nearby you may need to conduct an environmental assessment before planning permission will be granted.
Importance of adhering to local development plans
Local development plans are there to protect the entire community. If you align your project with these plans it shows you want to contribute positively to the upliftment of the community and you’re less likely to have disgruntled neighbours objecting. This saves time and stress in the long run. (Read between the lines: These are the sorts of plans that are approved quickly).
Last thoughts
Expanding your property by adding a new garden room, shed, or cabin to your property is an exciting time, but always be sure to consult your local authority if you are in any doubt about what you plan to build. They will give you the correct information so your proposed home improvements go forward without a hitch.
Building or renovating is not the time for rule bending – save that for Saturday night at the pub!
FAQ
What is the 7 year rule for planning permission?
This is a bit of a loophole of sorts. What this means is that if you have built something, like an extension or a shed, without planning permission and 7 years have passed since you began the work, your local authority cannot take enforcement action against you.
It has to be said, this is not the same as permission after the fact and your building is not automatically legal – it just means they cannot take action against you after 7 years have passed.
What is retention permission?
Retention permission follows the old adage “it’s easier to apologise than ask for permission”. If you’ve gone ahead and built something without getting the right planning permission, you can apply for retention permission after the fact to allow you to keep it legally.¹⁴ This can be extremely costly and nothing is guaranteed. If your retention permission is refused, you may face fines, legal action, and have to tear down your build.
Sources:
- https://revisedacts.lawreform.ie/eli/2000/act/30/revised/en/html
- https://www.citizensinformation.ie/en/housing/planning-permission/planning-permission/#929075
- https://planningpermissionireland.ie/commercial-planning-and-development/change-of-use-planning-permission/
- https://planningpermissionireland.ie/planning-permission-guide/exemptions/
- https://www.bellassociates.ie/services/exempted-planning-guidelines/
- https://www.irishexaminer.com/property/homeandgardens/arid-40975916.html
- https://planningpermissionireland.ie/frequently-asked-questions/do-i-need-planning-permission-for-a-log-cabin/
- https://www.irishexaminer.com/property/homeandgardens/arid-41249767.html
- https://planningpermissionireland.ie/blog/2024/04/14/airbnb/
- https://www.gov.ie/en/service/planning-applications-in-your-local-authority/
- https://www.myplan.ie/national-planning-application-map-viewer/
- https://planningpermissionireland.ie/planning-permission-guide/application-process/
- https://www.clarecoco.ie/services/planning/applications/apply/fees/
- https://buildtech.ie/blog/retention-planning
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