Government announces changes to Planning Exemptions Regulations
- Published on: 21 April 2026
- Last updated on: 21 April 2026
Changes proposed will free up planners and will give homeowners greater freedom to adapt their homes to changing needs
The Minister for Housing, Local Government and Heritage, James Browne TD and the Minister of State for Local Government and Planning John Cummins today brought an update to Cabinet on the proposed Exempted Development Regulations for Residential Dwellings.
The changes are based on the Government’s Programme for Government commitment to lift the regulatory burden on homeowners and their families while also enabling planning authorities to focus their resources on more complex projects that merit greater examination.
Exempted development regulations have not been substantially updated in almost 25 years and their revision is part of the implementation of the Planning and Development Act 2024.
The changes are also motivated by the practical need for homeowners to maximise the efficient use of residential space through enhancements, expansion or adaptation if they wish to do so with their homes.
The proposed changes follow input from a comprehensive public consultation process undertaken in 2025 which received almost 1,000 submissions.
Minister for Housing, Local Government and Heritage, James Browne TD, emphasised:
“Since taking up my responsibilities as Minister for Housing, I have been laser focused on cutting red tape, reducing bureaucracy and streamlining systems to get Ireland building better and faster. People are rightfully impatient to see more housing delivered quicker and it is incumbent on any Government to make the necessary changes.
“Today, with regard to planning, we are making the system easier for citizens while freeing up planning resources for more complex priorities.”
Minister of State for Planning and Local Government, John Cummins TD, added:
“As Minister of State for Planning, my priority has always been to remove things from the planning system that don’t need to be there.
“I have already introduced Agriculture exemptions and now I am bringing forward these residential exemptions which will give people autonomy over making small changes to their homes without needing planning permission.
“I have always said there will be limitations and these changes, particularly permitting a detached unit to the rear of the dwelling, will only be appropriate in certain settings.
“These reforms are about empowering people in terms of their own garden space or space within their own home and allowing families to make decisions in relation to their own living space.”
Detached exterior dwellings
The changes being introduced include a new exemption for an auxiliary habitable dwelling which will allow for the addition of a detached habitable accommodation linked to the services of the principal house – between 32sqm and 45sqm in floor area.
To facilitate this particular measure, the Residential Tenancies Acts 2004-2026 will be amended to provide that auxiliary dwellings developed in accordance with the Exempted Development Regulations, which are rented, will not be within the scope of the Residential Tenancies Acts 2004–2026.
The Tanaiste and Minister for Finance will consider the tax arrangements for auxiliary dwellings and how it interacts with the “Rent-a-Room” tax relief as part of the normal Budgetary process and will bring forward any necessary amendments that he considers appropriate in the Finance Bill.
Additional Exemptions
Other proposed changes include:
- A new exemption for sub-division of the principal dwelling which will allow for the creation of up to 1 additional self-contained unit within the existing building envelope, with a minimum floor area for each subdivided unit of 32 square metres.
- A new exemption will provide for extension via the addition of a dormer roof box and/or roof light on the principal dwelling.
- The existing exemption for extension of the principal dwelling will be increased from 40 square metres to 45 square metres.
- The existing exemption for a structure in the back garden (such as a shed, store, home office or gym) will be increased from 25 square metres to 30 square metres.
In all cases, all relevant Building, Building Control and Fire Regulations, including those for habitable dwellings where applicable, will apply.
These Regulations are being made under the Planning and Development Act, 2000 and are currently undergoing the relevant environmental assessment. Once the environmental assessment is complete, they will then proceed for formal ratification by resolution of both Houses of the Oireachtas, following referral to the Joint Oireachtas Committee on Housing.
The exact timing of the introduction of these regulations is dependent on the completion of the environmental assessment, but it is intended that they will be signed as soon as approved by resolution of the Houses of the Oireachtas.
Further details, including the full conditions that will apply are set out in the full text of the draft Regulation, which will be published in due course as part of the Oireachtas ratification process.
A review of the exemptions will take place 18 months after the regulations are in operation.
ENDS