Exempted Developments (Modular Units)
Fine Gael is bringing forward practical planning reforms that will make it easier for people to make better use of their own homes and gardens. These changes are about common sense, cutting red tape, and giving homeowners more autonomy—while also helping to free up local authority planners to focus on larger housing developments.
One of the most significant measures will allow owner-occupiers to install a detached dwelling, such as a modular home, in their back garden without the need for planning permission. These units, ranging from 32 sq/m to 45 sq/m, could provide a valuable housing option for a range of people, from students and older family members looking to downsize, to people with disabilities who want greater independence while remaining close to family support.
This is not being presented as a solution to the housing crisis, it is about expanding the options available to people. No one is being required to build or rent out a modular unit, but for those who choose to do so, unnecessary planning barriers should not stand in their way.
Strict safeguards will apply and these measures are designed to ensure the exemption is used appropriately and only where suitable.
- The main home must remain owner-occupied
- The owner of the main home must notify their local authority that they will make use of the exemption
- Must comply with building standards and regulations
- Size cannot be less than 32 sq/m and can’t be more than 45 sq/m
- Independent access (to the side or rear) is required
- Must retain 25 sq/m of garden/open private space
- Height of building shall not exceed, 4meters for a tiled or slated pitched roof or 3 meters in any other case
- The detached home must have 0.6 metres or more distance from any wall or boundary
- Any windows should be at least 0.6 metres from the boundary they face
- Cannot be sold separately or subdivided from the principal dwelling
- Cannot be used for short-term letting
- Sufficient private open space must be retained
- Cannot have separate connection to utilities, including water or wastewater utilities
- On site wastewater, treatment must be of sufficient capacity to meet the additional loading and must comply with the EPA Code of Practice for Domestic Wastewater Treatment Systems. There must be no additional wastewater treatment units installed as part of this class.
The Government is also expanding the Rent-a-Room Relief scheme so that homeowners who rent out a qualifying modular unit can avail of tax relief of up to €14,000 per year which is the same relief already available for renting out a room within the main home. This aims to help keep rents affordable while encouraging more people to make use of the scheme.
These reforms are part of a broader package of planning exemptions, including easier rules for home subdivision, external insulation, heat pumps, roof lights, and bike and bin storage. It has been almost 25 years since the exempted development rules have been substantially updated, and these changes reflect the need for a modern planning system that works for today’s housing needs.
Subject to the completion of environmental assessments and Oireachtas approval, the new regulations are expected to be signed into law in the coming weeks, before the summer recess.