New Planning Exemptions for Irish Homeowners | Modular Units in Gardens

New Planning Exemptions for Irish Homeowners (April 2026)

The Irish Government has announced significant updates to planning exemption rules for residential properties — the first major revision in nearly 25 years. Announced on 21 April 2026 by Minister James Browne and Minister of State John Cummins, the changes aim to give homeowners more freedom to adapt their homes without needing planning permission, while freeing up planning authorities to focus on more complex projects.

The changes are being made under the Planning and Development Act 2024, following a public consultation in 2025 that received almost 1,000 submissions.

What’s Changing?

New: Detached garden dwelling (auxiliary habitable unit) A new exemption allows for the addition of a detached habitable accommodation linked to the services of the principal house, between 32sqm and 45sqm in floor area. Note: units rented out will fall outside the scope of the Residential Tenancies Acts, and tax arrangements (including interaction with Rent-a-Room relief) will be considered as part of the Budget process.

New: Home subdivision You’ll be able to create up to one additional self-contained unit within your existing home, with a minimum floor area of 32sqm per unit — no planning permission required.

New: Dormer/roof extensions A new exemption covers dormer roof boxes and/or roof lights on the principal dwelling.

Increased limits:

• Rear extensions: up from 40sqm to 45sqm
• Garden structures (sheds, home offices, gyms, etc.): up from 25sqm to 30sqm

What Happens Next?

The regulations are currently undergoing environmental assessment. Once complete, they’ll go to both Houses of the Oireachtas for ratification. All standard Building, Building Control, and Fire Regulations still apply. A review of the exemptions is planned 18 months after they come into effect.

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