Waterford Chamber has praised Minister of State for Housing, John Cummins, for his efforts in advocating for the extension of planning exemptions to include free-standing, self-contained single or dual-occupancy living units in rear gardens, providing more housing opportunities.
Commenting on the development, Waterford Chamber CEO Gerald Hurley said: "We are greatly encouraged by the Government’s decision to consider extending planning exemptions for small-scale living accommodations in rear gardens. This is an initiative we have been championing for over several years, and we welcome Minister Cummins bringing the idea to the fore."
Mr. Hurley emphasized the potential impact of this initiative, stating: "We see this as a major opportunity to fast-track housing supply on existing land. The fastest way to deliver much-needed homes is by optimising systems already in place. There is an urgent demand for small-scale domestic buildings in high-demand areas, and by making better use of vacant and underutilised spaces, we can help address the housing crisis more effectively."
The Success of the Rent-a-Room Scheme
The Government’s Rent-a-Room scheme has already demonstrated how small-scale initiatives can make a significant impact. This scheme allows homeowners to rent out rooms and earn up to €14,000 per annum tax-free. While initially seen as a last resort for renters, it has now become a vital tool in addressing the student accommodation crisis and overall housing shortages.
Mr. Hurley noted: "The Rent-a-Room scheme has provided essential relief for both homeowners and tenants. By expanding similar innovative solutions, we can increase the supply of affordable housing while also offering financial benefits to property owners."
Expanding Existing Planning Exemptions
Waterford Chamber believes that, much like the Rent-a-Room scheme, small-scale domestic extensions could be optimised to accelerate housing delivery. At present, planning permission is not required for small domestic extensions if the extension is to the rear of the house and does not increase the original floor area by more than 40 square meters. However, a revision to this rule could enable the rapid construction of self-contained single or dual-occupancy living accommodations.
Mr. Hurley explained: “The minimum floor area permissible for a studio type apartment as per the Sustainable Urban Housing Design Standards for New Apartments is 40 square meters. However, by increasing the allowable floor area to 45 square meters, which is the minimum floor area permissible for a 1 bedroom apartment and permitting the extension to be detached from the original dwelling, homeowners could quickly provide new, small-scale housing units. These could be used for student accommodation, tourism rental, or granny flats, creating more affordable living spaces while making better use of available land.
“Under the new Planning and Development Act, a minister can allow for exempted developments if “the carrying out of such development would not offend against principles of proper planning and sustainable development. This is not intended to endorse the use of sheds or mobile homes, but to provide real accommodation solutions in keeping with the character of the existing property."
Recommended Criteria for Exemptions
To ensure these small buildings comply with existing regulations while addressing housing shortages, Waterford Chamber recommends that the criteria for planning exemptions should include the following:
- The property cannot be sold separately from the existing house.
- No such structure shall be constructed forward of the front wall of a house.
- The total area of exempt structures shall not exceed 45 square meters.
- The remaining private open space shall not be less than 25 square meters.
- The height shall not exceed 4 meters for pitched roofs or 3 meters for other structures.
- Any windows at ground level must be at least 1 meter from the boundary they face.
- The roof must not be used as a balcony or roof garden.
- The design and construction must comply with the Building Control Acts 1990 to 2014.
- A written declaration from the Planning Authority must confirm that the structure qualifies as exempt development.
Waterford Chamber believes that small legislative changes can yield significant benefits. Allowing detached, self-contained units under revised domestic extension rules could lead to thousands of additional homes, particularly in urban and suburban areas.
Mr. Hurley highlighted the potential for innovation in this space: "With modern prefab technology providing high-quality, cost-effective living spaces, many back gardens could accommodate a unit with a living room/kitchen, bedroom, and bathroom. These units would often be more spacious than some rental rooms currently on the market."
Additionally, he suggested a targeted financial approach: "A national Credit Union scheme to finance standard garden homes could accelerate the rollout of these units, ensuring a swift and cost-effective response to the housing crisis."
A Win-Win Solution
Waterford Chamber sees this proposal as a practical, immediate solution to the housing crisis. By modernising planning laws and enhancing initiatives like Rent-a-Room, Ireland can provide more housing options while ensuring financial benefits for homeowners.
Mr. Hurley stated: "This approach is a win-win for both homeowners and tenants. It allows for the creation of additional housing without placing a financial burden on taxpayers, ensuring a faster and more efficient response to the ongoing crisis."
Waterford Chamber remains committed to working with Minister Cummins, the Government and relevant stakeholders to advance this initiative and help address Ireland’s housing challenges.
