I propose to take Questions Nos. 293 and 294 together.
The Government agreed a proposed policy direction for rural and Gaeltacht housing on 30 June 2026. This means that the Draft National Planning Statement (NPS) on Sustainable Rural and Gaeltacht Housing, prepared by the Department of Housing, Local Government and Heritage under Section 25 of the Planning and Development Act 2024, can now move to environmental assessment under relevant EU Directives, prior to its approval by Government.
The new draft Statement refines and updates the existing 2005 Rural Housing Guidelines to reflect the 2024 Act and the established policy in the Revised National Planning Framework (NPF), which is to facilitate new rural housing for those with a local rural housing need, balanced with preventing urban generated sprawl in rural areas under urban development pressures, protecting and promoting the cultural and linguistic heritage of the Gaeltacht, and the regeneration of rural towns and villages.
The proposed new policy approach seeks to provide more clarity and consistency across the various planning authorities by defining the relevant planning and local needs criteria to be applied in local development plans and in the consideration of planning applications for single rural housing in rural and Gaeltacht areas.
The draft NPS will now be assessed for the purposes of Strategic Environmental Assessment (SEA) and Appropriate Assessment (AA) under the EU SEA and Birds and Habitats Directives, including any necessary associated consultation, in advance of the planned publication before the end of 2026.
Under Section 25 of the 2024 Planning and Development Act, draft National Planning Statements are subject to approval by Government prior to issue by the Minister for Housing, Local Government and Heritage. Until they are replaced by any final National Planning Statement, the 2005 Sustainable Rural Housing Guidelines for Planning Authorities, 2005 remain in effect.
One of the four key guiding principles of the Draft NPS is to facilitate Irish speakers with strong local connections to either remain resident within, return to, or move between any Gaeltacht area designated under the Gaeltacht Act 2012.
While the applicant would still need to demonstrate that they have a local housing need in accordance with NPPM 3 and Section 4.4.5 Rural Housing Policy Matrix, the planning authority may apply a level of flexibility in their assessment of local social need, where the required level of language competency can be demonstrated.
Section 5.21 and Table 4.4.4 Rural Housing Policy Matrix of the draft NPS provide that the local social need criteria are generally a 3km radius and 10 years duration, except for Irish speakers where the "local area" may incorporate any designated Gaeltacht nationally, and/or 3km from the proposed site; whichever is more relevant. The standard 10-year substantial duration of residency requirement may also be reduced to 5 years, where the required level of language competency can be demonstrated:
- (a) ‘local area’ is generally 3km distance from the site of the proposed dwelling in a Gaeltacht area– but in the case of an Irish speaker, the planning authority may consider an application from a (current or former) resident of a particular designated Gaeltacht area to move to any other designated Gaeltacht nationally subject to compliance with (b) in line with the principle of the free movement of Irish speakers between Gaeltachts (‘Inter-Gaeltacht Recognition’).
- (b) ‘substantial duration’ is generally a minimum of 10 years living in a Gaeltacht area - but in the case of an Irish speaker, the planning authority can apply the lower threshold of 5 years duration (continuously or cumulatively) if they consider the proposal would have a positive linguistic impact on the area.
To ensure that linguistic integrity is maintained and promoted in a consistent manner, a person seeking to build a new single rural dwelling in a Gaeltacht area may, in order to benefit from this flexible approach to the local social need criteria, provide the appropriate evidence to show that a nominated adult member of their household has achieved a minimum level of B2 in spoken Irish.
The proposed policy direction is intended to reflect the shared linguistic and cultural heritage of all designated Gaeltacht areas, which despite being spread across different counties, share the core purpose of preserving the Irish language as a living community language.
The draft NPS sets out that where permission is granted, an occupancy clause should be included as a condition to any grant of permission to ensure the dwelling remains in use as the applicant’s permanent and primary residence for a period of at least 10 years, and that any use for short-term letting is excluded.