NEWS
Planning Improvement Programme Brings Changes to Major Applications
The Department for Infrastructure continues to roll out its Planning Improvement Programme. New regulations introduced in 2025 have strengthened Pre-Application Community Consultation (PACC) requirements and updated procedures for major planning applications. The reforms are designed to improve public engagement while streamlining decision-making.
Why it matters
Greater emphasis on early stakeholder engagement.
More robust consultation requirements for major developments.
Potential for better quality applications and faster planning decisions.
Our view
Developers who engage with communities and planning authorities at an early stage are increasingly likely to achieve better outcomes. Planning is becoming more front-loaded, making early strategy and consultation more valuable than ever.
Planning Reform: Faster Decisions Through New Validation Requirements
A major planning reform programme is underway across Northern Ireland. Since April 2025, councils have been able to introduce Planning Application Validation Checklists requiring additional information to be submitted before applications are accepted as valid. The aim is to improve application quality, reduce delays and speed up decision-making.
Why it matters
Applications may now require more supporting information at submission stage.
Incomplete applications can be rejected before entering the planning system.
Better-prepared applications should experience shorter processing times.
Our view
The days of submitting a basic planning application and addressing issues later are disappearing. Early planning strategy and technical due diligence are becoming increasingly important to avoid delays and additional costs.
Major Changes Proposed for Rural One-Off Housing
The Irish Government has signalled a significant shift in policy towards one-off rural housing. Taoiseach Micheál Martin has confirmed that new measures are being developed to make it easier for people to build homes on land they own or family-owned land, recognising the role that one-off housing can play in addressing housing shortages and affordability challenges.
Why it matters
Could create new opportunities for rural landowners.
May make it easier for local families to remain within their communities.
Potentially significant implications for planning applications in rural areas.
Our view
While details are still emerging, this represents one of the most significant policy shifts in rural housing for many years. Landowners considering development should begin reviewing their sites now so they are well positioned when new guidance is published.
Vacant Commercial Buildings Continue to Present Residential Conversion Opportunities
The Government has continued to support exemptions and policy measures aimed at encouraging the conversion of vacant commercial buildings into residential accommodation. This forms part of a broader strategy to increase housing supply while bringing underutilised buildings back into productive use.
Why it matters
Potential development opportunities within town and village centres.
Reduced planning risk for certain conversion projects.
Opportunity to create residential units from vacant premises.
Supports urban regeneration and compact growth objectives.
Our View
Many vacant buildings are worth significantly more as residential accommodation than in their current use. Early planning and feasibility advice can identify opportunities that may otherwise be overlooked.
For your audience of landowners, developers and homeowners, these four stories are stronger than general planning reform stories because they all answer the same question:
“How can current planning changes create value from land or property?”
Planning Exemptions Set to Expand for Extensions, Attic Conversions and Home Improvements
The Government is also proposing a wider package of planning exemptions aimed at reducing bureaucracy and helping homeowners improve existing properties.
Proposed changes include larger exempted rear extensions, expanded rights for attic conversions, dormer windows, external insulation works and larger detached garden structures. These reforms are intended to simplify the planning process and allow local authorities to focus resources on larger development proposals. (gov.ie)
Why it matters
More home improvements may be completed without planning permission.
Faster project delivery.
Reduced planning costs.
Greater flexibility for homeowners.
Our View
These changes could make it easier than ever to create additional living space within existing homes. However, exempted development rules remain highly technical, and professional advice should always be obtained before commencing works.
Homeowners Could Soon Be Allowed to Rent Out Garden Cabins
One of the most significant elements of the proposed planning exemption changes is that qualifying garden cabins and modular homes may be capable of being rented out legally without requiring planning permission.
The Government has indicated that these detached units could provide an additional source of rental accommodation while also creating opportunities for homeowners to generate income from underutilised garden space. Discussions have also taken place regarding interaction with the Rent-a-Room Relief Scheme. (TheJournal.ie)
Why it matters
New income opportunities for homeowners.
Additional rental accommodation in high-demand areas.
Increased value and flexibility for residential properties.
Potential alternative to traditional extensions.
Our View
There remains considerable detail to be finalised, but this proposal could create entirely new opportunities for homeowners and investors. Anyone considering a garden accommodation unit should seek professional advice before proceeding.
Major Changes Proposed for Garden Cabins and Modular Homes
The Irish Government has announced proposals that could significantly change what homeowners can build within their gardens without planning permission.
Under the proposed regulations, detached modular homes and garden accommodation units between 32m² and 45m² could be exempt from planning permission, subject to meeting specific criteria. The proposals are intended to provide additional housing options, reduce pressure on the planning system and make better use of existing residential properties. (gov.ie)
Why it matters
Potential to create additional accommodation without a planning application.
New opportunities for family accommodation and independent living.
Could significantly increase the value and flexibility of residential properties.
May create additional housing supply in existing communities.
Our View
If implemented, these will be among the most significant changes to residential exempted development rights in Ireland for decades. Homeowners and landowners should begin assessing the potential of their properties now.
Belfast named the most the most business-friendly city in the world
Belfast has recently been named the world’s most friendly small to mid-sized city for business, by the financial times.
Belfast has recently been named the world’s most friendly small to mid-sized city for business, by the financial times. And 2nd in the list for its overall receptiveness behind Zurich in Switzerland. Cllr Donal Lyons said that this “reflects our commitment to attracting inward investment as part of our Belfast Agenda goal of growing the economy and also working with Invest NI to complement their work in attracting foreign direct investment to the region.” This offers huge potential for business in Belfast, and Planning Permission Experts can offer expert planning advice if your are seeking a conversion or change of use to set up a business opportunity in Belfast.
NI House price rise to continue, and strongest performer in the UK
The house market in the UK suggest that it is on a slow decline, however northern Ireland housing market suggests different.
The house market in the UK suggest that it is on a slow decline, however northern Ireland housing market suggests different. A recent study taken on by Royal Institute of Chartered Surveyors(RICS) suggest that NI housing market is the strongest in the UK. And it also predicated that these figures are set to continue to rise. This shows a good year for NI, despite the uncertainty of Brexit. And whether or not these figures sustain in 2019 will remain to be seen. A RICS spokesman, Sam Dickey, in a recent interview with The Belfast Telegraph claimed that “One thing that does continue to be a feature is the lack of supply," further adding “We need to see more new homes being built, and more resale properties
would need to become available to meet demand." It is an exciting time to be in Northern Ireland, and with all the uncertainties looming over Brexit, it doesn’t seem to have as much impact on NI compared with the rest of the UK, so if you would like professional planning advice, from planning experts, then get in contact with our team and we will help you on your journey.
Bradley promises legislation to unblock NI major planning application stalemate
Northern Irelands secretary Karen Bradley recently announced new laws to allow major planning applications to be processed in the absence of an Assembly.
Northern Irelands secretary Karen Bradley recently announced new laws to allow major planning applications to be processed in the absence of an Assembly.
The UK government has introduced legislation which will allow civil servants in Northern Ireland to continue making major planning decisions in the absence of the functioning executive.
In May, the Department for Infrastructure (DfI) announced that it would stop deciding major planning applications after a ruling in court that civil servants who approved plans for an energy from waste scheme did not have the power to do so.
The DfI lost the appeal against the campaigner Colin Buick, who challenged the department’s decision to approve the plant at the Hightown Quarry Site, near Mallusk.
The appeal judge said “It would be contrary to the letter and spirit of the (Good Friday) Agreement and the 1998 (Northern Ireland) Act for such decisions to be made by departments in the absence of a minister."
"Following the recent decision of the Northern Ireland Court of Appeal in the Buick case, I recognise that there is a need to provide reassurance and clarity to both the Northern Ireland Civil Service and the people of Northern Ireland on the mechanisms for the continued delivery of public services," Bradley said in her statement.
"So, the legislation I intend to introduce after the conference recess will also include provisions to give greater clarity and certainty to enable NI departments to continue to take decisions in Northern Ireland in the public interest and to ensure the continued delivery of public services."