If you’ve ever looked into building a home in the Irish countryside, you’ve probably heard the term “local housing need.” It’s a key part of many planning decisions – and a common stumbling block for applicants.
But what exactly is the “local needs” rule, and why has it attracted criticism from Europe?
Let’s break it down.
🔍 What is “Local Need”?
In many rural areas, particularly those near towns and cities, county councils restrict who can get planning permission to build a one-off house. This is meant to prevent urban sprawl and protect rural landscapes and services.
To qualify, applicants often have to prove a strong connection to the area, such as:
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Being born and raised locally
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Living in the area for a long period
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Having close family still living there
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Needing to care for elderly parents or relatives
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Working in a local, land-based occupation (like farming)
Each county sets its own exact criteria through its County Development Plan, and some counties (like Meath, Wicklow, and Kildare) enforce it more strictly than others.
🇪🇺 Why the EU Has Concerns
The European Commission has challenged Ireland over these policies, arguing that they may discriminate against people from other EU countries – or even Irish citizens returning from abroad.
Under EU law, citizens have the right to live and work freely across member states. Local needs tests can act as a barrier to that freedom, especially when a person is refused permission solely because they’re not “from” the area.
Even if the rules don’t explicitly mention nationality, they can still be considered discriminatory if they unfairly disadvantage people from outside the local community.
⚖️ What This Means in Practice
If you’re applying for planning permission in a rural area, you may need to:
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Prove your local ties in detail
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Show that you meet the specific criteria laid out in the Development Plan
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Explain why the house is genuinely needed in that location (and not just preferred)
If your application is refused on local needs grounds, you might be able to appeal, especially if:
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You have strong family or historic links to the area
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You’re returning from abroad to live or care for relatives
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You believe the policy is being applied unfairly or too rigidly
🛠️ How We Can Help
At Summit Matters Ltd, we’ve supported many clients through rural planning applications – including those facing local needs refusals. We can:
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Help gather and present the right documentation
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Advise on appeals to An Bord Pleanála
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Work with local planners to find practical solutions
Building in the countryside shouldn’t feel impossible – but it does take clear planning, local knowledge, and a solid case.
Thinking of building on family land or returning home from abroad?
Get in touch – we’re here to guide you through the process.
📞 Contact us today or message us
