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What is Exempted Development?
Small extensions (up to 40 square metres, subject to some conditions), most internal alterations, and generally house renovations do not require the need to apply for Planning Permission. It is good practice to obtain a Section 5 Declaration from the local Council that confirms that the planned extension is indeed exempt from Planning Permission.
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Do I need Planning Permission for my renovation/extension?
Most renovations and some extensions under a particular size may be exempt from having to obtain Planning Permission. If you are thinking of changing the appearance of the house, or if a substantial extension is planned, Planning Permission will likely be required. Planning Permission can be one of the main hurdles to clear when thinking about making changes to your home, and should be given consideration from the outset.
Will I automatically get planning permission if there is a similar renovation/extension project on my street?
It is a common misconception where because a neighbour or other house on the street has, for instance, a dormer roof extension, this will automatically mean that yours will also be allowed. This is not always the case, as planning policy changes over time. Your architect will be able to give you advice relating to current planning policy that will help develop the design solution.
My house is a 'Protected Structure' (also known as a 'Listed' building). Do different rules apply to me for Planning Permission?
Buildings of particular architectural interest are often officially classed as 'Protected Structures'. It generally means that either Planning Permission or a Section 5 Declaration is required before you are allowed to carry out work involving renovation/extension to the house. More detailed information needs to be lodged with a Planning Application, e.g., Historical Report, Method Statements, Measured Survey etc., Inhabiting a 'Protected Structure' does usually not limit the project, as long as it is designed and built sensitively.
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My house is in an Architectural Conservation Area. What does this mean?
Living in an Architectural Conservation Area (ACA) means that generally changes to the external appearance of your building will be a particularly sensitive issue. It is the surrounding area rather than the particular buildings which are viewed as important by the local Council. Once the planned project is designed with sensitivity there should be no major obstacles to building it.
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What is involved in an Application for Planning Permission?
Generally, the proposed project will require to be designed to Developed or Scheme Design Stage, with existing and proposed drawings to appropriate scale (often 1:100). Notices are placed in a local newspaper and on the house, the drawings are then lodged together with the application forms, the fee, OS maps and Site Layout (and possibly some additional supporting information). The Council has to give news within 8 weeks from submission, whether this is positive, negative or a request for information (RFI).
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Do I need someone to sign off that the completed project complies with Planning Permission?
Your solicitor will require that you obtain an Opinion on Compliance with Planning Permission on completion of the project. This document is placed with your Title Deeds and will be required when selling or passing on the house. If a Bank or Mortgage Provider is involved with the property they will often require that this is submitted before the final payment to the builder is made.
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What is a Planning Appeal?
This is an application to An Bord Pleanala to overturn the decision made by the local Council. This can be done by the Applicant (usually the owner of the house) where planning permission has been refused and it is believed this is unjust, or by a Third Party (often a neighbour) where planning permission has been granted and they feel this should not have been so. The appeal is lodged to An Bord Pleanala who will consider the Planning Application afresh on all it's merits. The Bord try to decide on each appeal within four months of receipt, however this can drag out to eight or 10 months as they are very busy
