Planning permission and building control are separate processes. Your Irish professional team leads both; HebHomes supplies the agreed house-design and structural-kit information needed for its part of the project.
Start early. The local planning context, site access, wastewater solution, ground conditions and required professional appointments can affect the design, programme and complete-project cost.
At a glance
The Republic of Ireland approvals route
01
Site feasibility
Your Irish agent reviews the development plan, rural housing policy, access, services, wastewater and other site constraints.
02
Planning strategy
Consider pre-planning engagement where useful and agree the house form, siting, materials and supporting information.
03
Planning application
Your agent prepares and submits the site-specific application, incorporating agreed HebHomes design information.
04
Technical design
Planning conditions are addressed and the professional team coordinates the compliance design, engineering and specifications.
05
Commencement and BCMS
The correct commencement route and required documentation are arranged through the Building Control Management System before work begins.
06
Inspection and completion
The appointed parties manage inspections, records and the applicable completion-certification process before occupation.
Two different tests
Planning approval does not prove building compliance
Planning
- Whether development is acceptable in principle
- Siting, scale, appearance and relationship to the landscape
- Access, wastewater and local planning policy
- Conditions attached to the permission
Building control
- Compliance with applicable Building Regulations
- Commencement documentation through BCMS
- Design, builder and certification roles where applicable
- Inspection records and completion documentation
The building owner carries important legal responsibilities.
Your architect, engineer, Assigned Certifier and builder should explain the route that applies to your project. A single dwelling may have an opt-out option from statutory certification in particular circumstances, but this does not remove the duty to comply with Building Regulations. Consider lender, insurer and warranty requirements before deciding.
Who provides what?
Coordinate the information before construction
HebHomes
- Agreed house-design information
- Structural-kit technical information
- Details and calculations within the contracted HebHomes scope
- Coordination with the appointed Irish team
Your Irish team
- Site-specific planning drawings and application
- Foundations, drainage, wastewater and site engineering
- Overall regulatory coordination and BCMS submissions
- Inspection, ancillary certification and completion strategy
Requirements vary with the development, location and chosen compliance route. Always obtain project-specific advice from appropriately qualified Irish professionals and the relevant authorities.
At a glance: the Irish garden-dwelling exemption
Class 3A took effect on 27 July 2026. Floor area alone does not establish eligibility. Important conditions include:
- A permanent dwelling in the rear garden of the owner’s sole or main residence, occupied in conjunction with that home; no separate sale, subdivision or short-term letting.
- At least 32m², with a 45m² combined limit including earlier Class 3 structures; at least 25m² of private open space must remain.
- Height limited to 4m for a tiled or slated pitched roof, otherwise 3m. Boundary separation, access and utility conditions also apply.
- No separate utility connections; existing on-site wastewater treatment must have adequate capacity, without additional treatment units or encroachment on the percolation area.
- Notify the planning authority at least 14 days before starting. Work must be commenced and completed within the relevant period ending 31 December 2030.
This is a summary, not confirmation that a model or site qualifies. Ask your Irish professional adviser to check all 20 conditions and other planning restrictions. Building Regulations and building-control requirements still apply.
Read the full Class 3A regulations (S.I. 340/2026).
An ordinary Commencement Notice is submitted between 14 and 28 days before work starts; this is separate from the Class 3A planning notification. Where statutory completion certification applies, the Certificate of Compliance on Completion must be entered on the Building Control Authority’s register before occupation or use. Official building-control guidance.
