Planning Permission Ireland: When Do You Need It?

Planning permission in Ireland can seem complicated, but understanding the basics helps you plan your project properly. This guide explains what needs permission, what's exempt, and how to apply.

The Basic Rule

In Ireland, all development requires planning permission unless it falls under "exempted development" rules. Development includes:

• Building new structures
• Extensions and alterations
• Changes of use
• Demolition in some cases

Many common home improvements are exempted — but there are strict conditions you must meet.

Exempted Developments (No Planning Required)

The following typically don't need planning permission, subject to conditions:

Extensions

Garden Structures

Other Exempted Work

• Solar panels: On roof or in garden (with conditions)
• Central heating: Including oil/gas boilers
• Satellite dish: One dish up to 1m diameter
• Alarm box: One external alarm
• Internal alterations: That don't materially affect external appearance
• Attic conversion: If no material change to roof appearance
• Windows/doors: Replacement (like for like)
• Painting exterior: Unless in an ACA
• Garden walls/fences: Up to 2m (1.2m fronting a road)
• Hard landscaping: Driveways, patios (some restrictions)
• EV charger: One charger per house

When Planning Permission IS Required

You definitely need planning permission for:

• Extensions over 40 sqm (single storey rear)
• Any two-storey extension
• Work that exceeds cumulative limits (total extensions over 40 sqm)
• Any building at front of house
• Change of use (e.g., house to flats, garage to business)
• Division of a house into flats
• New access to a road
• Work to a protected structure
• Work in an Architectural Conservation Area (ACA)
• Demolition in most cases
• Advertisements and signage
• Mobile homes (permanent placement)

Protected Structures & Conservation Areas

If your property is a Protected Structure or in an Architectural Conservation Area, almost all work requires planning permission, including:

• Internal alterations
• Window replacement
• External painting
• Any extension

Check your local authority's website to see if your property is listed or in an ACA.

How to Apply for Planning Permission

Step 1: Pre-Planning Consultation

For significant projects, meet with your local authority's planning department first. This is free or low-cost and helps you understand:

• Whether your project is likely to be approved
• Any concerns or conditions likely
• What information you'll need to submit

Step 2: Prepare Your Application

You'll typically need:

• Completed application forms
• Site location map (Ordnance Survey extract)
• Site layout plan
• Detailed drawings (plans, elevations, sections)
• Newspaper notice (published in approved papers)
• Site notice (erected at the site)
• Application fee

For most residential applications, you'll need an architect or engineer to prepare drawings.

Step 3: Submit and Wait

Planning Permission Costs

Retention Permission

If you've already done work without planning permission (or exceeded exempted limits), you can apply for retention permission. This is basically asking forgiveness instead of permission.

Important points:

• There's no guarantee of approval
• If refused, you may have to demolish the work
• It shows up in property searches (may affect sale)
• Better to get proper permission in advance

Common Mistakes to Avoid

1. Assuming you don't need permission: Always verify
2. Ignoring cumulative limits: Extensions add up over time
3. Building first: Retention isn't guaranteed
4. Not checking boundaries: Measure carefully
5. Forgetting conditions: Height, setbacks, garden size
6. Missing newspaper/site notice: Application rejected
7. Neighbour disputes: Talk to them early

How to Check If Permission Was Granted

When buying a property or checking previous work:

• Local authority planning registers (online)
• Property searches through solicitors
• Request copies of permissions from local authority
• Check for compliance with any conditions

Enforcement

If you do unauthorised development:

• Local authority can issue a warning letter
• Then an enforcement notice requiring you to remedy
• Prosecution and fines are possible
• You may have to demolish unauthorised work
• It creates problems when selling

Getting Help

For anything beyond very simple work:

• Consult an architect or planning consultant
• Contact your local authority planning department
• Check citizensinformation.ie for guidance
• Consider pre-planning consultation