Planning Permission Dublin — Managed End-to-End

Delays, refusals, and unclear rules make planning applications stressful. BuildTech manages the full process — pre-planning strategy, drawings, submission, and decision monitoring — so your project moves forward without unnecessary setbacks.

We do not progress any project without a clear, agreed budget

If your expectations do not align with your budget, we will tell you immediately

Full application managed end-to-end

Serving Greater Dublin — CIRI registered, fully insured, 100+ projects delivered

We Assess Your Site Before Submitting Anything

A strong planning application starts well before any drawings are produced. BuildTech carries out a detailed feasibility and site suitability assessment — reviewing zoning policies, building scale, surrounding context, and any prior planning history on your property.

By addressing these issues at the earliest stage, we reduce the risk of refusals, unexpected conditions, and costly design changes later in the process.

Development plan and zoning review for your local authority area

Site history check — prior planning decisions, protected structure or conservation area status

Pre-planning consultation with the local authority where risks are identified early

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Accurate Documentation — No Requests for Further Information

Incomplete or unclear planning submissions are the most common cause of avoidable delays. Requests for further information from the local authority can add weeks to an already lengthy process.

BuildTech prepares all documentation in-house — drawings, planning reports, compliance statements, and supporting information — ensuring submissions are complete and accurate from the point of lodgement.

Site location map, site plan, floor plans, elevations, and sections prepared to planning standard

Planning compliance report addressing all relevant development plan policies

All correspondence with the local authority managed — including responses to further information requests

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Why BuildTech

Why Choose BuildTech for Planning Permission in Dublin?

Choosing the right team for planning permission in Dublin can save you time, money, and significant stress. At BuildTech, we combine local planning knowledge with direct design and build experience — giving you practical advice, not just theoretical guidance.

We understand Dublin planning policies, common refusal reasons, and how to prepare applications that meet council requirements. Our structured approach reduces the risk of delays, objections, and requests for further information — helping your project move forward with confidence.

We do not progress projects without a clear, agreed budget — so you know the full cost before committing

Pre-planning strategy prepared before any formal submission — identifying risks early

Full application management — drawings, submission, local authority engagement, and decision monitoring

Honest assessment of whether your project qualifies as Exempted Development — avoiding unnecessary applications

In-house architectural design team — no third-party delays between design and application

How It Works

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.

Common Issues

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.

Exempted Development

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:

Single-storey rear extensions up to 40m² (combined with any previous extensions) — provided the rear garden is not reduced below 25m²

Attic conversions using Velux-type rooflights that do not increase the ridge height or alter the front roofline

Domestic garages and sheds — subject to floor area and height limits

Solar PV panels and heat pump installations — subject to specific criteria

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.

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Common Questions

Frequently Asked Questions

How much does planning permission cost in Dublin? +

The local authority application fee is typically €65–€500 depending on the type and scale of development. Professional fees for preparing and managing a planning application — drawings, planning report, and submission — are fixed at €3,500 + VAT for a standard residential extension. More complex applications (protected structures, conservation areas, specialist reports required) are priced separately. BuildTech confirms the full fee at feasibility stage before any work begins.

How long does planning permission take in Dublin? +

The local authority has 8 weeks from the date of a valid application to make a decision — though in practice, most decisions on residential extensions are issued within 8–10 weeks. Preparation of drawings and documentation typically takes 3–5 weeks before submission. The total elapsed time from engaging BuildTech to receiving a decision is typically 12–16 weeks for a straightforward application. Applications in conservation areas or involving protected structures take longer.

What documents are required for a planning application in Dublin? +

A standard residential planning application requires: a completed application form, site location map (1:1000 or 1:2500 scale), site plan (1:500 scale), floor plans of existing and proposed, elevations of all affected sides, sections where relevant, a planning compliance report, and the application fee. Additional documents — ecological surveys, archaeological assessments, daylight/shadow analysis — may be required for more complex proposals. BuildTech prepares all documentation as part of the application fee.

What happens if planning permission is refused? +

If planning permission is refused, the decision will set out the specific reasons for refusal. Options include: revising the proposal to address the concerns and resubmitting, or appealing to An Bord Pleanála (the planning appeals board) within 4 weeks of the decision. BuildTech reviews any refusal and advises on the most appropriate next steps — whether that is a revised design, a revised application, or an appeal.

Do I need planning permission for a rear extension in Dublin? +

Many single-storey rear extensions in Dublin are Exempted Development and do not require planning permission — provided they meet specific size, height, and garden area criteria. However, the exemption can be affected by previous works on the property, the property's location (conservation areas, protected structures), or site-specific constraints. BuildTech confirms planning status at the feasibility stage of every project as a matter of course — before any design fees are committed.

Ready to Move Your Project Forward?

A BuildTech feasibility consultation confirms your planning position, budget, and design options — before you commit to any fees. We do not progress projects without a clear, agreed budget.

No obligation. No pressure. Just honest advice.

Client Reviews

What Our Clients Say

Rated 5★ across Google, Houzz, and OnlineTradesmen by Dublin homeowners.

Graham Barry

Google

"Professional, reliable service with clear communication and integrity."

"BuildTech expertly handled my Dublin house renovation, offering professional, reliable service with clear communication, integrity, and cost-effective solutions, saving me time and stress. From the very first consultation I knew I was dealing with a team that genuinely cared about getting the job done right."

Kirsten Wendenburg

"Excellent communication and budget-friendly suggestions throughout."

"BuildTech fully renovated our house, offering excellent communication, budget-friendly suggestions, and efficient problem-solving. We are thrilled with the result, which exceeded our expectations. The team was professional at every stage and the final finish was outstanding."

Olga Antipenko

"Excellent communication and support throughout. Highly recommend."

"BuildTech helped with my rear extension, providing excellent communication and support throughout. The project was delivered on time and exactly as quoted. The team was respectful of our home and kept disruption to a minimum. Highly recommend to any Dublin homeowner."

John Hagan

"Handled my renovation with professionalism and care. Very pleased."

"BuildTech handled my renovation, including plumbing and plastering, with professionalism and care. Very pleased with the results. The team was courteous, tidy, and kept me informed at every stage."

Jason Hollifield

"Expertly guided my house renovation, delivering exactly what I wanted."

"BuildTech expertly guided my house renovation, delivering exactly what I wanted. The process was smooth from start to finish and the quality of the work speaks for itself."

Salena McCarthy

"Made building my home easy and successful."

"BuildTech made building my home easy and successful. The team was knowledgeable, responsive, and delivered on every promise. Thanks, BuildTech!"

Judy Braodnax

"My kitchen looks amazing after the renovation — great work from BuildTech!"

"My kitchen looks amazing after the renovation — great work from BuildTech! The team transformed the space completely and the quality of the finish is exceptional."

Victoria Vetter

"Kitchen and bathroom renovation — beautiful, eye-catching result."

"Thanks to BuildTech for my kitchen and bathroom renovation, giving my home a beautiful, eye-catching look. The team were professional throughout and the result exceeded what I had hoped for."

Fabio Pulvirenti

"The team was very kind to answer all my questions throughout."

"So far so good. The team was very kind to answer all my questions throughout the process and I felt informed and comfortable at every stage."

Anne-Marie Hickey

"Expertly managed my cottage renovation remotely — great communication and quality results."

"BuildTech expertly managed my cottage renovation remotely — great communication, quality results, and a helpful team. Highly recommended! The remote management process was seamless and the results were excellent."

Kristen and Colm

"Transformed our home with excellent management and clear communication."

"BuildTech transformed our home, providing excellent management and clear, responsive communication throughout the entire project. We are delighted with the result and would not hesitate to recommend them."

Justin

OT OnlineTradesmen

"Professional, courteous, punctual — stayed late, finished early. Excellent work."

"Ronan's team revamped a room, gutting, rewiring, insulating, plastering. Professional, courteous, punctual, stayed late, finished early, excellent work, very pleased. Would not hesitate to use BuildTech again."

Dylan

h Houzz

"Professional, courteous, punctual — finished early. Excellent work."

"Ronan's team revamped a room, gutting, rewiring, insulating, plastering. Professional, courteous, punctual, stayed late, finished early, excellent work, very pleased. A pleasure to deal with from start to finish."

Matt

"The client portal gives full project transparency — drawings, costs, updates and team comms."

"Buildtech's client portal gives full project access, drawings, costs, updates & team comms, ensuring full transparency. This level of visibility into the project is something I had never experienced with a contractor before — outstanding."

Kirsten

"Superbly renovated our home — great team, clear communication, outstanding results."

"BuildTech renovated our home superbly — great team, clear communication, smart advice, and outstanding results! Every aspect of the project was handled professionally and the quality of the finish is exceptional."