Rural housing eligibility
Who can build a house in the South Dublin countryside?
In South Dublin, where the entire rural area is classified as being under strong urban influence, new one-off houses in the countryside are strictly restricted to those with a genuine local, social, or economic need. Eligible applicants must either be an intrinsic part of the rural community with deep local residency ties (such as returning family members with 12 years of local residency building on family land) or work in employment intrinsic to the rural economy.
Who may qualify
Intrinsic part of the rural community(Page 241, H17 Objective 2)
Persons who have grown up or spent substantial periods of their lives (at least 12 years) living in the area, or have moved away and now wish to return to reside near to, or to care for, immediate family members (mother, father, son, daughter, brother, or sister) and are seeking to build on the family landholding.
Working locally / Rural employment(Page 240, Section 6.9.1 and Page 241, Policy H17 & H18 Objective 1)
Persons working full-time or part-time in rural areas who can establish a genuine need to reside in proximity to their employment, with such employment being intrinsic and related to the rural community.
Exceptional health circumstances(Page 240, Section 6.9.1 & Page 242, H18 Objective 2)
Persons with demonstrated exceptional health circumstances who are required to live close to family support or in a particular environment, supported by documentation from a registered medical practitioner and a disability organisation.
Dublin Mountains native (HA-DM Zone)(Page 242, H19 Objective 1)
Native applicants of the Dublin Mountains area who can demonstrate a genuine housing need in that specific area, where the development is directly related to the area's amenity potential or to its use for agriculture, mountain, or hill farming.
Rules by rural area type
The county is split into area types with different rules.
Rural Area under Strong Urban Influence
The entire rural area of South Dublin is under strong urban influence. Single housing in the countryside is only facilitated based on a core consideration of demonstrable economic or social need to live in the rural area.
Zoning Objective RU (Rural)
New or replacement dwellings are only permitted in exceptional circumstances where the applicant can establish a genuine employment-related need or has close family ties with the rural community.
Zoning Objective HA-DM (Dublin Mountains Zone)
New or replacement dwellings are considered in exceptional circumstances only if the applicant is a native of the area, has a genuine housing need, and the development relates directly to mountain/hill farming, agriculture, or the area's amenity potential.
Zoning Objectives HA-LV (Liffey Valley) and HA-DV (Dodder Valley)
New-build residential housing from scratch is not permitted for new qualifying owners; development is strictly restricted to replacement of existing structures, extensions/alterations under 50% of the original structure size, and minor incidental non-residential structures.
Conditions attached
- Occupancy Condition: The house must be first occupied as a place of permanent residence by the applicant and/or members of their immediate family for a minimum period of seven years (or longer if deemed appropriate by the Planning Authority).
- For returning residents, the development must be on the family landholding.
- Developments in the Dublin Mountains (HA-DM) must not prejudice the environmental capacity of the area and must keep with the character of the mountain area.
- Must comply with the EPA's Code of Practice for Domestic Wastewater Treatment Systems.
Who typically does not qualify
- Urban-generated housing applicants: individuals who have no indigenous links to the rural area, currently live and work in urban areas, and wish to live in the countryside.
- Applicants seeking to build new one-off houses in the Liffey Valley (HA-LV) or Dodder Valley (HA-DV) zones (which are restricted to replacements and extensions).
- Applicants seeking to build within restricted areas shown on the Bohernabreena / Glenasmole Reservoir Restricted Areas Map.