Renovating an old house in Ireland comes with many decisions—and planning permission is one you must address early. This guide cuts through legal complexities to help homeowners understand when renovation work needs approval and where exemptions apply.
Why It Matters: Understanding Planning Permission
What is Planning Permission?
Planning permission is official approval from your local authority for works that alter the structure, appearance, or function of a building. It’s about:
- Protecting neighbours and the environment
- Ensuring visual harmony with the area
- Maintaining safety and compliance
Ignoring these rules can lead to enforcement notices, financial penalties, or orders to reverse work. It’s essential to check whether your plans require permission before you begin.
Key Legislation in Ireland
- Planning and Development Act 2000–2023: Defines which works require permission.
- Planning and Development Regulations: Detail thresholds for “exempted development”.
- Section 5 Declaration: Lets homeowners get official confirmation that no permission is needed.
What Is Exempted Development?
Not all work requires formal permission. The Planning and Development Regulations outline what constitutes “exempted development”—work you can undertake without applying for permission, as long as you follow specific rules.
The Rationale Behind Exemptions
These exemptions recognise that some projects are small-scale and unlikely to impact neighbours or the local area. They avoid red tape for manageable domestic improvements. However, strict limits apply in terms of size, location, usage, materials, and building type.
Common Renovations That Are Exempt
Rear Extensions
Many homeowners wonder if they can add a small rear extension without planning permission.
- You can add up to 40 sq m to the original floor area. That includes any other extensions done since 1964.
- For terraced or semi-detached houses, this falls to 12 sq m, and for detached homes, it’s 20 sq m.
- Extensions must remain behind the original building line, not exceed existing height, and leave at least 25 sq m of private space.
If your extension meets all these conditions, no planning application is required.
Garages, Sheds and Ancillary Buildings
You can build small outbuildings without permission if:
- Floor area stays under 25 sq m.
- Height doesn’t exceed 4 m for pitched roofs or 3 m for others.
- They remain behind the building line, don’t reduce private space below 25 sq m, and aren’t used for habitation, animals, or business.
Porches, Fences and Gates
- Front porches can be up to 2 sq m, must be located at least 2 m from any public road or footpath, and cannot be taller than 4 m (pitched) or 3 m (flat).
- Front walls or fences up to 1.2 m, and up to 2 m at sides or rear, are allowed.
- Gates can be up to 2 m in height.
Solar Panels, Wind Turbines and Renewable Energy
- Domestic solar panels fitted to a roof are exempt unless the property is protected or in an architectural conservation area.
- Free-standing solar installations are allowed if they don’t exceed 2.5 m in height, 25 sq m in area, and don’t reduce private space below 25 sq m.
- One small domestic wind turbine (up to 13 m overall height and 6 m rotor diameter) can often be installed under exemption.
Internal Alterations and Repairs
Internal renovations—such as updating kitchens or bathrooms—typically don’t need planning permission unless they alter the building structure or change its use.
External repairs like replacing damaged roof slats, repainting walls, repointing brickwork, or re-plastering are usually exempt, unless they materially change the house’s character or take place on a protected building or within conservation areas.
Other Minor Works
- Garden paths, patios, ponds, and parking spaces are permitted if they don’t change ground level by more than 1 m.
- A single TV aerial or satellite dish (≤ 6 m above roof or up to 1 m in diameter, on back/side, below roofline) is allowed.
- One caravan, campervan, or boat may be stored in your garden (for up to nine months), provided it’s not lived in or used for business.
When Planning Permission Is Necessary
Here are situations that go beyond exemption thresholds and will require formal permission:
- Large extensions exceeding size or location limits
- Structural changes such as new door or window openings, big internal layout adjustments
- Material change of use—like converting a garage into an office or letting part of the house as an Airbnb, unless falling under a specific exemption
- Protected structures and buildings in conservation areas often require consent even for routine maintenance
- External additions like cladding, balconies, terraces, or prominent rooflights
- Demolition of a house, protected structure, terrace, or shared building usually triggers permission unless small-scale and within limits
Making It Clear: Section 5 Declarations
If you’re not sure whether your work needs permission, a Section 5 declaration offers formal confirmation from your local planning authority.
- Submit detailed drawings, site plans, and a description.
- A fee of typically €80 applies.
- You’ll receive a response within 4 weeks.
- If you disagree with the decision, you can appeal to An Bord Pleanála for a fee of around €210.
This process is a cost-effective way to avoid legal trouble and may offer more certainty than proceeding without permission.
Special Conditions for Protected Structures and Conservation Areas
If your home is listed as protected or lies in an architectural conservation area (ACA), regulations become more stringent.
- Any alteration that affects the building’s character—interior, exterior, or its setting—will almost always require Listed Building Consent and planning permission
- Insulating external walls or changing window styles could trigger a need for specialised approval
- Always check your local Record of Protected Structures and consult the conservation officer before planning work
Practical Approach to Planning Your Renovation Project
You don’t need to be a planner to get this right. Here’s a simple roadmap:
Understand Your Status
Check if your home is listed, sits in an ACA, or if similar nearby properties have had recent applications.
Define Your Works Clearly
Detail exactly what you plan to do—create a list, include measurements, and describe materials and usage.
Check Exemption Criteria
Map out whether your proposed works meet thresholds for size, height, location, usage, and building type.
Apply for Section 5 If Necessary
It’s often worth the investment to clarify whether you need permission before spending on contractors.
Seek Professional Support
Architects, engineers, or planning consultants can help with detailed drawings, archaeological considerations, and liaising with your local authority.
Submit a Planning Application If Needed
Your application should include:
- Site location and site layout plans
- Elevations and sections
- A Design & Access Statement (if required)
- Specialist reports: structural, environmental, or archaeological assessments
- Fees and notifications
Allow for 8 weeks (or longer if additional information is required) before a decision is issued.
Risks of Doing Work Without Permission
Taking action without the right permissions risks:
- Enforcement notices requiring you to reverse work
- Fines of up to €5,000 on summary conviction
- Higher penalties on indictment (up to €200,000 or six-month prison term)
- Possible demolition orders
- Difficulty when selling, with unresolved planning problems affecting property value
Final Thoughts
Renovating an old house in Ireland can be both a practical improvement and a careful legal exercise. By understanding which categories of work are exempt, taking advantage of Section 5 declarations, and engaging early with professionals, you can avoid unnecessary legal trouble. This approach helps you focus on the renovation itself—creating a home that’s both beautiful and fully compliant.
If you’re looking for expert support to carry out your renovation in Dublin, OS Holding offers a complete design-and-build service. With years of experience in extensions, conversions, and full home refurbishments, our team ensures each project runs smoothly from start to finish. Contact us today to begin your renovation with a trusted building contractor who delivers high-quality results—on time and with minimal disruption.
