Understanding Planning Permission Requirements

In Ireland, the necessity for planning permission when constructing a granny flat depends on several factors, including the structure's size, intended usage, and adherence to specific guidelines.

General Guidelines

According to the Citizens Information Board, certain house extensions may not require planning permission if they meet the following criteria:

• Size Limitations: The extension does not increase the original floor area of the house by more than 40 square meters.
• Height Restrictions: The extension is not higher than the existing house.
• Boundary Considerations: Any extension above ground level is at least 2 meters away from any boundary.
• Open Space Maintenance: The extension does not reduce the open space at the rear of the house to less than 25 square meters.

However, these exemptions typically apply to non-habitable structures. When it comes to granny flats, which are habitable spaces, planning permission is generally required. As noted by Lawn Pod, “Granny Flats or overflow accommodation must apply for planning permission before being built.”

Standalone Structures

For standalone units, regulations are stricter. While garden rooms or sheds up to 25 square meters may be exempt from planning permission if not intended for habitation, granny flats built as separate dwellings usually require formal approval. Buck Planning explains: “Current regulations allow for certain exemptions—you can build a free-standing structure up to 25 square meters without planning permission, provided it's not intended for habitation.”

Recent Developments and Proposed Changes

In light of ongoing housing challenges, the Irish government is considering proposals to ease planning restrictions for granny flats. These changes may allow such units to be built in back gardens without requiring formal planning permission. As reported by The Sun: “The Irish government is considering new proposals to allow granny flats to be built in back gardens without the need for planning permission.”

These changes aim to address the housing needs of approximately 440,000 young adults still living with their parents. However, these remain proposals at this stage. Until they are officially enacted, existing planning regulations continue to apply.

Steps to Obtain Planning Permission

1. Pre-Planning Consultation

Meet with your local planning authority to discuss your project. This consultation helps identify potential issues early and ensures alignment with local development guidelines.

2. Preparing the Application

A successful application should include:

• Detailed Architectural Drawings: Clearly show the layout, dimensions, and design of the proposed structure.
• Site Plans: Indicate where the granny flat will be located in relation to existing structures and boundaries.
• Supporting Documentation: Outline the intended use and how the design complies with local planning policies.

South Dublin County Council recommends including such documentation for all family flat developments.

3. Public Notices

You must notify the public through:

• Site Notice: Displayed prominently on the property, visible from a public road.
• Newspaper Notice: Published in a recognized local newspaper announcing your planning intentions.

4. Application Submission

Submit your application and required fee to your local authority. Ensure that all documentation is complete to avoid unnecessary delays.

5. Decision Period

The planning authority usually makes a decision within eight weeks. During this time, they may request further information or propose changes to your plans.

Potential Challenges and Considerations

Several factors can impact the outcome of your planning application:

• Impact on Neighbors: Concerns such as overlooking, overshadowing, or loss of privacy may prompt objections.
• Design Compatibility: Your proposed granny flat should complement the existing property and surroundings.
• Site Constraints: Limited space, restricted access, or environmental considerations could affect feasibility.

Addressing these challenges within your application improves the likelihood of receiving approval.

Conclusion

Adding a granny flat to your property in Ireland requires a thorough understanding of planning regulations. While some exemptions apply, most habitable structures still require formal planning permission. Staying informed about evolving policies and engaging with your local authority can help streamline the process.

At BAYT, we guide clients through every stage—from design and planning to full construction—ensuring your project remains compliant and true to your vision.