The Government’s new planning exemptions for garden buildings are one of the biggest changes to Irish housing regulations in years. They will make it easier for homeowners to add extra space without going through the planning permission process.
However, one important point is being overlooked.
No planning permission does not mean no rules.
At Shomera, we’re already seeing confusion around what these changes actually allow. While planning permission may no longer be required for certain projects, any building designed for people to live in must still comply with the full Building Regulations.
Planning Exemption Does Not Mean Building Regulation Exemption
Under the new rules, homeowners can build a detached habitable garden home between 32m² and 45m² in the rear garden of their principal residence without planning permission, provided the owner continues to live in the main house and all exemption conditions are met.
This is a significant change—but it does not mean these buildings can be treated like garden sheds or simple cabins.
A habitable garden home is still a home.
That means it must comply with the same standards as any other new dwelling, including:
- Full Building Regulations
- Fire safety requirements
- NZEB (Nearly Zero Energy Building) standards
- BER certification
- Structural engineering and certification
- Ventilation and indoor air quality standards
- Drainage and wastewater requirements
- Building Control compliance
Anyone can place a shed in a garden. Delivering a warm, safe, certified home is something entirely different.
“We’re seeing excitement around the new planning exemptions, which is understandable,” says David O’Reilly. “But removing the need for planning permission doesn’t remove the responsibility to build a compliant home. That’s where experience matters.”
Garden Studios and Habitable Garden Homes Are Different
The new regulations also increase the planning exemption for non-habitable garden buildings from 25m² to 30m².
These include buildings such as:
- Home offices
- Gyms
- Garden studios
- Hobby rooms
Because they are not intended for permanent living, they are treated differently from habitable accommodation.
A garden home designed for sleeping or independent living requires significantly higher levels of design, engineering and certification. It must meet residential standards for insulation, energy efficiency, fire safety, ventilation and structural performance.
In other words, a garden office and a garden home may look similar from the outside, but they are built to completely different standards.
What’s Changing?
The new planning exemptions include:
- Habitable garden homes between 32m² and 45m² can now be built in the rear garden without planning permission, provided the homeowner continues to live in the main house and all exemption conditions are met.
- Rear house extensions increase from 40m² to 45m² under exempted development.
- Non-habitable garden studios, home offices and gyms increase from 25m² to 30m² without planning permission.
- New exemptions for dormer roof boxes and roof lights on the main house.
- A new exemption allowing one additional self-contained unit to be created by subdividing an existing house.
These changes reduce the need for planning permission in many cases, but they do not reduce the standards required for buildings intended for people to live in.
The Shomera Difference
At Shomera, we’ve spent almost three decades designing and building high-quality house extensions and garden studios for homeowners across Ireland. Every project is tailored to its intended use and designed to not only meet the required standards, but to exceed them wherever possible.
As one of Ireland’s most experienced design-and-build specialists, we bring together everything needed to deliver a successful project under one roof. From architectural design and project management to construction and certification, our experienced in-house team manages every stage from concept through to completion.
Depending on the type of project, every Shomera build is designed and delivered in accordance with the relevant planning and Building Regulation requirements, giving homeowners complete confidence that their investment is safe, compliant and built to last.
Our expertise includes:
- Architectural design and planning advice
- Full project management
- Building Regulation compliance and certification
- Fire safety compliance
- NZEB-compliant construction where required
- BER certification
- Structural engineering coordination
- Controlled off-site manufacturing
- Complete construction and final handover
Unlike many companies entering the market, Shomera offers a genuinely integrated design-and-build service. Homeowners don’t need to coordinate multiple contractors or separate consultants—we take responsibility for every aspect of the project, ensuring quality, accountability and a seamless customer experience from start to finish.
Our credentials reflect that commitment. Shomera is:
- RIAI Registered, providing professional architectural design and certification.
- A member of the Construction Industry Federation (CIF).
- NSAI Certified to ISO quality standards.
- NSAI Certified for IS 440 Timber Frame Construction.
With more than 28 years of experience, over 3,000 completed projects, a 5-star customer rating, and 99% of projects delivered on time and on budget, homeowners know exactly what they’re getting with Shomera: expert advice, exceptional workmanship and a company that stands behind every project long after it’s complete.
Building It Right Matters
The new planning exemptions make it easier to create additional space, but they don’t change the importance of building it properly.
Whether it’s a house extension or a garden studio, the level of expertise behind the project matters just as much as the construction itself.
If Shomera is commissioned to design and build a habitable garden home under the new regulations, it will be designed and constructed to the same rigorous Building Regulations as any newly built home. At Shomera, we don’t see Building Regulations as an achievement—they’re the minimum standard every project should meet. Our aim is to go beyond those requirements, delivering homes that offer exceptional quality, comfort, safety and lasting value.
