Major Changes to Ireland’s Residential Planning Exemptions

New residential planning exemptions took effect on 27 July 2026, giving homeowners greater flexibility to extend and adapt their properties without planning permission. The Planning and Development (Exempted Development (Act of 2000)) Regulations 2026 form part of the implementation of the Planning and Development Act 2024 and aim to reduce unnecessary planning applications while making better use of existing housing.

The principal changes are:

House extensions:

The maximum exempted floor area has increased from 40 to 45 square metres, subject to conditions relating to height, private open space, boundaries and window placement.

Dormers and roof lights:

Certain dormer extensions to the side or rear of a dwelling, and roof lights on the front roof plane, are now exempt where the relevant dimensional and technical requirements are met.

Additional residential units:

A principal dwelling (not a second home or holiday home) may be subdivided to create one additional self-contained unit within the existing building envelope. There may be no more than two units in total, and each must have a minimum floor area of 32 square metres. The planning authority must be notified at least 14 days before works commence. Unless extended, this exemption will expire on 31 December 2030.

Detached auxiliary dwellings:

A detached dwelling of between 32 and 45 square metres may be constructed in the rear garden of a principal residence. Intended to support multigenerational living and independent family accommodation, it must remain linked to the main house’s services and generally cannot have separate utility connections. It cannot be sold separately to the principal dwelling or used for short-term letting (i.e. Airbnb etc.). A 14-day advance notification is required, and the exemption is due to expire on 31 December 2030.

Garden structures:

The exempted allowance for detached garden structures has increased from 25 to 30 square metres. This can include home offices, garden rooms, gyms, sheds and storage buildings. These structures must be incidental to the enjoyment of the dwelling and cannot be used as habitable accommodation unless they qualify under the detached auxiliary dwelling exemption.

Energy-efficiency works:

External wall insulation may now be installed without planning permission, subject to conditions concerning appearance and encroachment onto public roads. Heat pumps may also be installed in a wider range of locations within a property’s curtilage, provided they do not encroach onto a public road and comply with applicable noise limits.

Bicycle and bin storage:

Exemptions now cover appropriately sized storage structures at the front or rear of a dwelling, subject to size and setback requirements. The permitted capacity includes three to four adult bicycles, two cargo bicycles or three wheelie bins.

Chimney removal:

A chimney may be removed without planning permission in certain circumstances. The exemption does not apply where the chimney forms part of a shared stack and remains subject to wildlife protections, including those concerning nesting birds and bats.

These reforms significantly widen the range of residential works that may be undertaken without planning permission. However, exempted development must still comply with the Building Regulations, Building Control Regulations, fire-safety requirements and environmental and wildlife legislation. Detailed technical conditions and notification requirements may also apply.

Homeowners considering extensions, attic conversions, additional accommodation or energy upgrades should therefore obtain appropriate legal, planning and building advice before commencing works.

For further information, please do not hesitate to contact Brendan Sharkey at bsharkey@ReddyCharlton.ie or Roisin Bennett at rbennett@ReddyCharlton.ie or your usual Reddy Charlton LLP contact.