Why Choose BuildTech for Architectural Design?
BuildTech is a design and build contractor. Our architectural design team produces drawings because we build the projects ourselves. This means every drawing reflects real construction cost data — not the estimates of a design practice that has never priced a build.
We do not produce designs that exceed your budget without telling you. If your expectations do not align with your budget at any point in the design process, we will tell you immediately — and propose a solution.
Our Planning Application Process
BuildTech manages the full planning permission process from initial feasibility through to decision. Every stage is handled internally — there are no third-party handoffs that cause delays or miscommunication.
Feasibility & Exemption Check
We confirm whether your project requires planning permission or qualifies as Exempted Development. Many single-storey rear extensions in Dublin do not need planning — we establish this clearly at the outset, saving you time and fees.
Pre-Planning Strategy & Local Authority Engagement
Where planning is required, we develop a pre-planning strategy aligned with the relevant local authority's development policies. Where appropriate, we engage with the planning authority informally before submission to identify potential issues early and reduce the risk of refusal.
Planning Drawings & Documentation
Our in-house architectural design team prepares all required drawings — site location map, site plan, floor plans, elevations, and sections — along with any supporting reports and compliance documentation. Accurate, complete documentation reduces the risk of requests for further information from the council.
Submission & Application Management
We prepare and submit the full application to the relevant local authority — Dublin City Council, Dún Laoghaire-Rathdown, Fingal, or South Dublin County Council. We manage all correspondence and respond to any requests for further information within the statutory timeframes.
Decision Monitoring & Next Steps
We monitor the application through to decision — typically 8–12 weeks from submission. On receipt of planning permission, we advise on any conditions attached and prepare the project for the next stage: cost and technical design, or construction if design is already complete.
What Can Cause Delays or Refusals in Planning Applications?
Delays and refusals in planning applications are almost always avoidable with proper preparation. The most common causes in Dublin are:
Incomplete documentation
Missing drawings, incorrect scale, or absent site information trigger requests for further information — adding weeks to the process.
Policy conflicts
Designs that don't align with the local development plan — on height, scale, overlooking, or amenity — attract objections or conditions.
No pre-planning engagement
Submitting without checking with the planning authority first misses an opportunity to identify issues before they become formal refusal reasons.
Wrong application type
Applying for full permission when the works are Exempted Development — or vice versa — wastes time and money. We confirm the correct route at feasibility stage.
What Can You Build Without Planning Permission in Dublin?
Many home extensions and improvements in Dublin qualify as Exempted Development under the Planning and Development Regulations — meaning no planning application is required. However, exemptions are subject to specific conditions and can be lost if previous unauthorised works exist on the property.
Common Exempted Development for residential properties includes:
Not sure if your project needs planning?
BuildTech confirms planning status as part of every feasibility consultation — before any design fees are committed. If your project is Exempted Development, we will tell you clearly and save you the cost of an application.
Request a Feasibility Consultation →
