Do I Need Planning Permission in Ireland? The One-Question Test and the Few Exemptions
On this page
Building a new one-off house: yes, you need planning. Agricultural and maintenance works under €5,000: usually exempt. Almost everything else: yes.
In Ireland, building a new one-off house requires planning permission. There is no owner-occupier exemption. Some works are exempt under Schedule 2 of the Planning and Development Regulations 2001 (as amended): agricultural works under €5,000 in cost, maintenance and improvement of existing structures, certain small extensions (under 40 m² for a domestic extension with conditions), and some sheds and outbuildings under 25 m². For a full one-off house, you need planning permission, a Commencement Notice under BCAR (SI 9/2014), and an Assigned Certifier. When in doubt, apply for a Section 5 Declaration from your local authority — it rules on whether your proposed development needs planning permission. Costs about €80, decision in 4–8 weeks, and the ruling is binding.
TL;DR
Building a new one-off house: yes, you need planning permission. No exceptions for owner-occupiers.
Some works are exempt under Schedule 2 of the Planning Regulations: agricultural works under €5,000, maintenance and improvement, certain small extensions, some sheds.
When in doubt, apply for a Section 5 Declaration from your local authority. €80, decision in 4–8 weeks.
When this matters most
You're wondering if your project needs planning, or you're planning a small works project.
When this doesn't apply
You've already lodged planning or are on site.
Frequently asked questions
Do I need planning permission to build a house in Ireland?
Yes, in nearly every case. Building a new one-off house requires planning permission, a Commencement Notice under BCAR, and an Assigned Certifier. Sub-€5,000 agricultural or maintenance works are exempt; a house is not.
What is exempt development in Ireland?
Development that doesn't need planning permission, listed in Schedule 2 of the Planning and Development Regulations 2001. Includes agricultural works under €5,000, maintenance, certain small extensions, and some outbuildings under 25 m².
How do I get a Section 5 Declaration?
Apply to your local authority. Costs about €80. Decision in 4–8 weeks. The ruling is binding on whether your project needs planning permission.
Sources
Citizens Information, Planning permission for a house. https://www.citizensinformation.ie/en/housing/planning-permission/planning-permission/
Planning and Development Regulations 2001 (as amended), Schedule 2. https://www.irishstatututebook.ie/
Frequently asked questions
Do I need planning permission to build a house in Ireland?
Yes, in nearly every case. Building a new one-off house requires planning permission, a Commencement Notice under BCAR, and an Assigned Certifier. Sub-€5,000 agricultural or maintenance works are exempt; a house is not.
What is exempt development in Ireland?
Development that doesn't need planning permission, listed in Schedule 2 of the Planning and Development Regulations 2001. Includes agricultural works under €5,000, maintenance, certain small extensions, and some outbuildings under 25 m².
How do I get a Section 5 Declaration?
Apply to your local authority. Costs about €80. Decision in 4–8 weeks. The ruling is binding on whether your project needs planning permission.
When this matters most
You're wondering if your project needs planning, or you're planning a small works project.
When this doesn't apply
You've already lodged planning or are on site.
Where to go next
Next decision
The next step in your build sequence.