Statutory Consents
Pre-Planning and Local Needs
If your site does not already have planning permission, it’s important to conduct pre-planning consultations with your local council. First though understand policy such as this guidance. This can help you gauge the likelihood of obtaining approval before making significant financial commitments. Most councils offer this service, which can be a great starting point to avoid costly delays. However, pre-planning services may not always be prioritised by councils. Therefore, we highly recommend consulting DACA Architects, who have extensive experience in Irish planning laws and can provide swift, accurate guidance and put you in touch with a planning consultant if required. .
In many rural areas, "local needs" criteria are still enforced by local authorities. To build a house in the countryside, you often need to demonstrate a strong local connection, such as family ties or a history of living or working in the area. These policies aim to preserve rural communities and limit urban sprawl. However, new rural housing guidelines are expected soon, which may further clarify or adjust these rules, providing more certainty for people looking to build in rural area.
Apply for detailed planning consent
To proceed with building your HebHome, you must obtain detailed planning permission. Upon paying a deposit and signing a release letter, we will provide you with the necessary design drawings for inclusion in your planning application. Your architect or planning agent will then submit these along with site-specific documents, like site layouts and percolation tests.
Typically, planning decisions take around 8 weeks, but this may vary. Your agent will also manage communications with relevant authorities, such as Irish Water, and handle any additional consultations required, especially if your site is in a sensitive area.
Building Control Regulations
Once you’ve secured planning permission, the next step is to obtain Building Control approval. It is at this point that Hebhomes will provide an Order Form for the supply and erection of your house. We will supply you with the necessary construction drawings for your kit home. However, you will also need an external structural engineer to handle site-specific details, such as foundations. In Ireland, this process requires submission to the Building Control Management System (BCMS). You will need to appoint an Assigned Certifier, typically your architect or engineer, to inspect and certify that the construction complies with Irish building regulations.
This route to compliance requires the submission of a commencement notice before construction begins, followed by regular inspections throughout the build. The process ends with a Certificate of Compliance confirming that the house meets all building regulations.
Fees and Additional Considerations
• Planning Fees: In Ireland, planning application fees for a single house are typically €65, but additional charges may apply for advertising or specific requirement
• Building Control Fees: Fees are typically based on the size and complexity of your project. The Assigned Certifier can guide you through these charges.
• Percolation Tests: Required if you are using a septic tank system, these tests assess the suitability of your land for wastewater disposal and must be conducted before the planning application is approved
By involving an architect as your agent and following these guidelines, you can ensure that your HebHome project is fully compliant with Ireland’s planning and building regulations, helping to streamline your building process and avoid delays.
Note on Northern Ireland
In Northern Ireland, the planning and building control processes differ from those in the Republic of Ireland. Planning applications are submitted to the local council's planning department, and building regulations are enforced by the Building Control department of each district council. It's important to consult with local authorities to understand specific requirements and procedures. See here.
