Planning permission

Planning permission is how you ask your local authority to agree to your proposed building work. It can be approved or refused by the local authority.

The planning permission process is used to stop inappropriate building and developments and approve those that are suitable.

Do I need planning permission to build a house?

You need planning permission if you are going to build a house.

Do I need planning permission for an extension?

You may need planning permission if you want to build an extension or make other changes to your existing house.

Some small extensions and conservatories do not need planning permission. These are known as exempted developments and there are specific conditions for them.

You should always check with your local authority before you start any building.

Do I need planning permission to change what my property is used for? 

You also need planning permission if you want to significantly change how you use your land or buildings.

For example, you need planning permission to open a crèche on your property and you may need it if you are renting your property for short-term lets. There are some exceptions to this, for example, you do not need planning permission to change certain vacant commercial properties (including pubs) into homes. These exceptions are set out in the Planning and Development Regulations 2001 to 2025.

Do I need planning permission for a modular home? 

You may need planning permission for a modular home or building. This depends on a number of factors such as how big it is, where it will be situated and what it will be used for. A modular home is a home that is built off-site and then delivered and finished at the planned location. These homes are often known as rapid build homes as they are quicker to build.

The Government is building rapid build homes in certain locations for families fleeing the war in Ukraine. Planning permission is not needed for this rapid build housing programme, but the Government had to take environmental issues into account when choosing locations.

Where can I get advice if I'm not sure if I need planning permission?

You can ask your local authority if you will need planning permission if you are not sure, and they can also give you general advice about your application.

Your local authority will also be able to tell you whether your proposals are likely to comply with the development plan for your area.

What happens if I need planning permission but don’t apply for it or get it?

It is an offence to do work that requires planning permission, without having planning permission. This offence can carry very large fines and possible imprisonment.

However, if a genuine mistake has been made, it is possible to apply for planning permission to retain an unauthorised development. This permission can be refused, in which case, the unauthorised development will have to be demolished.

Types of planning permission

There are 2 types of planning permission:

• Permission
• Outline permission

Permission

The most common type of planning permission is permission, which is sometimes called full permission. This is where the local authority agrees to your work.

Permission is normally subject to conditions, some of which may mean you have to change your proposals.

Planning permission normally lasts for 5 years.

Outline permission

Outline permission is where you apply to see if the local authority agrees in principle with you building a house or large extension. When applying for outline permission, you only need certain plans and details about your proposal.

You need to provide enough information for the planning authority to make a decision about the site, layout or other proposals for development.

Generally, outline permission last for 3 years. If you get outline permission, you will then have to submit detailed drawings and get full permission before you start building work.

You must not start building before you get planning permission.

You have to pay a fee with your planning application.

Different fees apply to different types of development. For example, the current fee for an application to build a house is €65.

The fee for planning permission for a house extension or the conversion of a garage for use as part of a house is €34.

There are 2 steps to applying for planning permission.

Step 1: Notify the public about your plans

You must notify the public about your plans before you apply for planning permission. To do this, you should:

• Place a notice in a local newspaper (your local authority can provide a list of local newspapers for your area)
• Put a site notice up at your property, which is visible and easy to read

You must put the site notice up on or before the day you apply for planning permission. The notice must stay up for at least 5 weeks.

The 9 days over Christmas, from 24 December to 1 January, are not considered when calculating the 5-week period.

You can find more information about what to include in these notices in your planning permission application form and the Office of the Planning Regulator's Guide to Making a Planning Application.

Step 2: Send your application to your local authority

Complete and submit your planning application and supporting documents to your local authority.

You can apply:

• Online on the Local Government Ireland’s website
• By post or email. Complete a planning application form and send it to your local authority. You can get an application form from your local authority.

You need to submit certain documents with your application form including:

• A site location map
• Your plans and drawings
• Details of the site notice and newspaper notice

The application form lists all the documents you need to send. You may need more supporting documents for certain types of developments.

Your local authority must get your planning application within 2 weeks of your notice appearing in the newspaper.

You can contact your local authority for advice about:

• How to apply
• Whether your proposals are likely to comply with the development plan
• What the fee will be
• Any other requirements

Anyone can make a written submission or observation objecting to or supporting your planning application. It costs €20 to make a submission.

Generally, the local planning authority must make a decision on a planning application within 8 weeks of receiving the application, but if the local authority needs more information, or the decision is appealed, it may take much longer.

The decision will be notified in writing to you and anyone who commented on your application.

If my application is accepted

If the local authority decides to give you planning permission, you will get a notice of intention to grant planning permission.

If there are no appeals to An Coimisiún Pleanála about the decision within 4 weeks of the date of this decision, you will be granted planning permission from the local authority.

Only certain people and organisations can appeal the decision to An Coimisiún Pleanála at this stage.

If my application is refused

If the local authority refuses your application, it will give you the reasons for this. You have 4 weeks from the date of this decision to make an appeal to An Coimisiún Pleanála.