NI: Garages and outbuildings can also be built without the need for planning permission. There is no restriction on floor area, provided the building and any other buildings (excluding the original house), do not cover more than half the total area of the property. The garage must also not be to the front or side of the dwelling if it faces onto a road. It should have a maximum height of four metres. Eaves height can only be 2.5m if within two metres of the property boundary. Unlike ROI, there is no requirement to preserve a specific amount of amenity space. Garden sheds can also be built without permission, subject to similar size limits to garages. However whilst there are no restrictions on the keeping of domestic animals, or even poultry or horses for your own enjoyment, specific planning consent is required for the keeping of pigeons. Can I build a separate granny flat? ROI: The building of a granny flat requires
planning permission. ‘Family’ or ‘Granny’ flat refers to a temporary subdivision of a single dwelling for a subsidiary element, of usually singular accommodation, for use by a member of the immediate family (e.g. elderly parent) but not as a fully independent dwelling. Proposals should be justified (i.e. there should be a granny) and are normally interlinked with the primary dwelling and capable of being readily subsumed back into same when it is no longer required. You will not normally be allowed to let the granny flat or to sell it as a separate property. You should contact your planning authority for guidance as to the policy pertaining to granny flat developments. NI: A granny flat is essentially treated in the same way as an extension. It may be possible to provide a small granny flat within the scope of the permitted development regulations (provided this is not a fully independent dwelling). It does not have to be occupied by a granny, but could also be used
for older teenagers or students, or potentially for a nanny or domestic staff. However in most cases permission will be required. The planners will be keen to ensure that any granny flat will not be built or used as an entirely separate residential unit.
Can I build a porch without planning permission? ROI: Building a front porch constitutes exempted
development so long as it does not exceed two square meters in area and is more than two metres from a public road or footpath. If the porch has a tiled or slated pitched roof, it must not exceed four metres in height or three metres for any other type of roof. The style of the porch doesn’t have to match that of the house.
NI: Porches are permitted development provided they do not exceed three square metres (measured externally). No part of the porch should exceed three metres in height if the roof is flat or mono pitched, or 3.5m if dual pitched. No part of the porch should be closer than two metres to a road or footpath. Once again, finishes should be similar to the existing house.
What the planners want
pigeons, ponies or horses, unless you apply for planning permission and it is granted. Garages, sheds etc. to the side of the house must match the finish of the house. Remember that you cannot reduce the open private space, reserved exclusively for the use of the occupants of the house, at the side or rear of the house below 25 sqm.
Can I convert my stone outbuildings to separate residential use?
Such development would require planning permission in both ROI and NI. Where it is hoped to use the stone outbuildings as a separate residential dwelling, this would effectively constitute a planning application for a new dwelling and would require the subdivision of the property into two properties. In rural areas this presents issues around wastewater treatment, access and, where a well serves the existing dwelling, water. In urban areas, such a proposal would require a large property whose subdivision is possible while retaining vehicular access to both properties, rear gardens for both, etc. n ROI: Brendan Buck, BPS Planning consultants, Dalkey, Co. Dublin, Tel: 087 2615871. www.buckplanning.ie NI: David Donaldson, Donaldson Planning, Hollywood, Co. Down BT18 9AE. Tel: 9042 3320 www.donaldsonplanning.com
info The companies listed below provide products & services relating to this article. Calor Gas (Suppliers of LPG outside of the National Gas Grid) Dublin 12 Tel: 01 450 5000 www.calorgas.ie Ian A Kernohan Ltd (AGA) Conlig, Co Down Tel: 9127 0233 www.iakonline.com
Kilbroney Timber Frame Ltd (Timber Frame) Newry, Co Down Tel: 4173 9077 www.kilbroneytimberframe.com Quinn Building Supplies (Builders Merchants) Dungannon, Co Tyrone Tel: 8673 7655 www.quinnbuildingsupplies.com Roofblock (Masonry roof overhang) Newtownards, Co Down Tel: 9181 8285 www.roofblock.co.uk
Tapco (Roofing Products) Beverley Tel: 01482 880 478 www.tapcoslate.com Tegral (Roofing Products) Athy, Co Kildare Tel: 059 863 1316 www.tegral.com
ROI calling NI: prefix with 048 NI calling ROI: prefix with 00353(0)
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