Planning Permission Exemptions in Ireland: What You Can Build Without Permission
Navigating Ireland’s planning laws can be complex, but certain developments are exempt from planning permission under the Planning and Development Act 2000 and the Planning and Development Regulations 2001. Understanding these exemptions can help homeowners, builders, and farmers avoid unnecessary delays and legal issues.
In this article, we outline the key exemptions, what constitutes an exempted dwelling, and when planning permission is still required.
1. What is an Exempted Development?
An exempted development is one that does not require planning permission because it meets specific conditions and size limits. These exemptions apply to domestic extensions, agricultural structures, minor works, and changes of use.
However, exemptions do not apply if the property is:
- A protected structure or located within an Architectural Conservation Area (ACA).
- Subject to special planning conditions from a previous application.
- Involves a material change that significantly alters the building’s external appearance.
2. Exemptions for Domestic Properties
(a) House Extensions
A homeowner can extend their property without planning permission if:
- The total extension does not exceed 40m² (including previous extensions).
- Rear extensions do not exceed the original house height.
- Sufficient private open space (minimum 25m²) remains.
(b) Sheds, Garages & Outbuildings
- Must not exceed 25m².
- Cannot be higher than 4m (pitched roof) or 3m (flat roof).
- Must be behind the front building line.
(c) Porches
- Up to 2m² in area.
- Must not reduce private open space below 25m².
(d) Solar Panels & Renewable Energy Installations
- Solar panels up to 12m² on a roof.
- Up to 50m² for total panel area across the site.
- Must not project more than 0.5m above the roof plane.
(e) Attic Conversions
- Internal modifications do not require permission if they do not create a new dwelling unit.
- Structural changes affecting external appearance may require planning permission.
(f) Fences, Gates & Walls
- Maximum height 2m (except when fronting a road, where the limit is 1.2m).
3. Exemptions for Agricultural Buildings
Farmers can construct buildings without planning permission under certain conditions:
- Up to 300m² for storage or livestock housing (excluding intensive farming).
- Must be on land over 1 hectare.
- Cannot be within 100m of a house other than the owner’s dwelling.
Other exempt agricultural works include:
- Land reclamation for agriculture or forestry.
- Construction of forest roads and tracks.
- Drainage works for agricultural purposes.
4. What is an Exempted Dwelling?
An exempted dwelling is a property that does not require planning permission under specific circumstances, such as:
(a) Pre-1964 Dwellings
- Houses built before 1st October 1964 do not require planning permission, as they predate modern planning laws.
(b) Internal Alterations
- Changes inside a dwelling that do not increase the number of units.
(c) Certain Change of Use Cases
- Changing a house into a home office (if no external changes are made).
5. When Exemptions Do Not Apply
Even if a project meets the general exemption criteria, it may still require planning permission in cases such as:
- The property is in an Architectural Conservation Area (ACA).
- Works significantly change the external character of the building.
- The building is a protected structure.
- Exemptions have already been exceeded by previous work.
- The development breaches building regulations (e.g., fire safety in a loft conversion).
6. Outline Planning Permission vs. Full Planning Permission
- Outline Planning Permission: Grants approval in principle but requires a subsequent detailed application.
- Full Planning Permission: Grants permission based on submitted detailed designs and plans.
For further clarity, always consult your local authority or a planning consultant before starting any work.
Would you like assistance with a specific project? Contact Summit Matters Ltd for expert guidance on construction and planning compliance in Ireland!
