Rural Housing Guidelines were last issued in 2005 as Ministerial Guidelines under Section 28 of the Planning and Development Act 2000. These Guidelines provide that people who are an intrinsic part of the rural community, on the basis of an economic or social need, should be facilitated in all rural areas. In areas under strong urban influence, the policy is to encourage urban generated housing to be delivered in cities, towns and villages. In a rural area suffering persistent and substantial population decline, the policy is to accommodate anyone wishing to build a house, subject to normal planning and environmental considerations.
Historically there has been a strong tradition of rural housing construction in Ireland, with approximately one-quarter of all delivery nationally for the last 30 years falling within this category. Rural housing continues to be an important component of new housing delivery with on average c.4,000-5,000 new rural dwellings being built annually.
Since the publication of the current Sustainable Rural Housing Guidelines in 2005 (which continue to have effect in addition to subsequent clarifications and national policy changes in the National Planning Framework) there have been important changes to our planning system. Most notably, obligations under European Directives and international agreements relating to the management and protection of the environment and adapting to and mitigating climate change have become more central to the operation of the system.
Updated policy direction and guidance in respect of rural housing, initially in the form of a section 28 Guideline which will now be reviewed and prepared as a National Planning Statement, is currently being considered by my Department. The updated policy approach will expand on the high level spatial planning policy of the National Planning Framework (NPF), in particular on National Policy Objective (NPO) 28 which relates to rural housing. This objective makes a clear policy distinction between rural areas under urban influence (i.e. areas within the commuter catchment of cities, large towns and centres of employment) on the one hand, and structurally weaker rural areas where population levels may be low or declining, on the other. NPO 28 is also aligned with the established approach whereby considerations of social or economic need are to be applied by planning authorities in rural areas under urban influence.
The draft National Planning Statement will set out relevant and consistent planning criteria to be applied in local authority development plans for rural housing, based on the high level policy framework set by the NPF.
While planning policy is a national, as opposed to an EU competence, due care is being taken to ensure the updated guidelines will not operate to conflict with fundamental EU freedoms, comply with EU environmental legislative requirements and have due regard to decisions of the European Court of Justice. The draft National Planning Statement will address these complex environmental and legal issues, while also providing a framework for the sustainable management of housing in rural areas.
The NPF objectives together with the 2005 Guidelines, enable planning authorities to prepare and adopt local development plan policies for one-off housing in rural areas.
When making a decision in relation to an application for permission, a planning authority is restricted to considering the proper planning and sustainable development of the area, regard being had to, inter alia, the provisions of the development plan and any relevant Ministerial guidelines or National Planning Statements, including the Sustainable Rural Housing Guidelines (2005) which remain in effect.
Unless specifically exempted all development requires planning permission. The proposal to exempt detached habitable accommodation within the curtilage of a dwelling is currently being considered in connection with the review of exempted development provisions in the Planning and Development Regulations, and once any draft regulations are finalised, they will be laid in draft form before the Houses of the Oireachtas and an appearance before the Joint Oireachtas Committee for Housing, Local Government and Heritage will be arranged. Only following Oireachtas scrutiny, and receipt of positive resolutions from both Houses of the Oireachtas, can any exempted development regulation be signed. New Exempted Development regulations made under the Planning and Development Act 2024 will only be signed once the relevant sections of the Act of 2024 are commenced.
In providing a grant to support the refurbishment of vacant and derelict properties, the Vacant Property Refurbishment Grant is making these properties an affordable option for buyers across the country to turn these disused properties into a home. It has become a vital affordable support particularly in more rural areas, where supply of new housing is not readily available, as well as supporting the regeneration of towns and villages and areas of our cities
In addition, measures such as the First Home Scheme, and the Local Authority Home Loan are also nationally available to eligible first-time purchasers to make home ownership more affordable.
Under the Local Authority Purchase and Renovation Loan launched in July 2024, a first-time buyer who wishes to purchase and/or renovate a Vacant Property Refurbishment Grant eligible home but who cannot get sufficient funding from commercial lenders is now able to apply to their local authority for a loan under the scheme. The Loan comprises a mortgage and a loan to carry out refurbishment works. The refurbishment loan is paid back using the grant when the works are completed.
The First Home Scheme supports first-time buyers in purchasing new houses and apartments in the private market through the use of an equity share model, similar to that employed in the Local Authority Affordable Purchase Scheme. In addition, since September 2023, the First Home Scheme now supports those who wish to build their own home. The scheme is available nationwide and more information can be found at www.firsthomescheme.ie/