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Design, Cost & Planning

Planning Permission in Dublin, Managed End to End

Planning delays, refusals, and unclear exemption rules make applications stressful. BuildTech manages the full planning permission process across Dublin, from pre-planning strategy and drawings to submission and the final decision. We start every project with a feasibility consultation, so you know your planning position before you spend a cent on fees. 

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  • Full application managed end to end: drawings, submission, and local authority engagement
  • We confirm whether your project is exempted development before charging any design fees
  • Serving the Greater Dublin Region: Dublin City, Fingal, South Dublin, and Dun Laoghaire-Rathdown
  • CIRI registered, fully insured, 100+ projects delivered

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All enquiries are reviewed by our team before a consultation is confirmed.

CIRI Registered

Construction Industry Register Ireland

5★ Google Rated

Verified by Dublin homeowners

CIF Member

Construction Industry Federation

100+ Projects Delivered

Across Greater Dublin Region

We Do a Site Feasibility Assessment Before Any Planning Application

A strong planning application starts long before any drawings are produced. BuildTech carries out a detailed site suitability and feasibility assessment, reviewing zoning under your local development plan, the scale of your build, the surrounding context, and any planning history on the property. 

Where your project may qualify as exempted development, we tell you at this stage and save you an unnecessary application. Our in-house architectural design team then builds on that assessment. 

  • Development plan and zoning review for your local authority area
  • Site history check: prior decisions, protected structure, or conservation area status
  • Pre-planning consultation with the local authority where early risks are identified

 

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Client Reviews

What Our Clients Say

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

★ ★ ★ ★ ★
GB
Graham Barry
Google

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

"Professional, reliable service with clear communication and integrity. The team kept us informed at every stage and delivered exactly what was promised. Would recommend to anyone looking for a trustworthy provider."

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★ ★ ★ ★ ★
KW
Kirsten Wendenburg
Google

"Excellent communication and budget-friendly suggestions throughout."

"Excellent communication and budget-friendly suggestions throughout. They took the time to understand our needs and offered practical options at every step. The end result exceeded our expectations."

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★ ★ ★ ★ ★
OA
Olga Antipenko
Google

"Excellent communication and support throughout. Highly recommend."

"Excellent communication and support throughout. Highly recommend. From the first call to the final handover everything was handled professionally. The team was responsive, knowledgeable and clearly cared about the outcome."

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★ ★ ★ ★ ★
JM
James Murphy
Google

"Outstanding work from start to finish. Couldn't be happier with the result."

"Outstanding work from start to finish. Couldn't be happier with the result. They were punctual, tidy and clearly took pride in their craft. The whole project came in on time and on budget."

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★ ★ ★ ★ ★
SO
Sarah O'Brien
Google

"Genuinely impressed with the quality and attention to detail."

"Genuinely impressed with the quality and attention to detail. Every aspect of the project was carefully considered and the finish is excellent. I'd use them again without hesitation."

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★ ★ ★ ★ ★
DK
David Kelly
Google

"Top-class service. Friendly team and a fair price."

"Top-class service. Friendly team and a fair price. They were upfront about everything, no hidden surprises and the work was completed to a very high standard. Already recommended them to a neighbour."

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We Prepare Complete Planning Drawings and Documentation

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

BuildTech prepares every document in-house, from planning drawings and site maps to the planning compliance report and supporting statements, so your application is complete and accurate the day it is lodged. Our architectural design and structural engineering teams work together, with no third-party handoffs to slow the process down. 

  • Site location map, site plan, floor plans, elevations, and sections to planning standard
  • Planning compliance report addressing every relevant development plan policy
  • All local authority correspondence managed, including responses to further information requests
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Not sure what your home renovation will cost? We give you full cost clarity before you commit to anything.

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0818 333 443
How It Works

A Structured Process Built Around Your Budget

BuildTech follows a clear four-step pathway, from initial feasibility through to completed construction, designed to protect your budget and keep your project on track.

1

Feasibility

Budget & scope clarity before any design work begins

Design

Measured survey, technical layout & cost plan
2
3

Planning

Managed application where required, many extensions are exempt

Build

On-time, on-budget delivery with full project management
4
Start with a Feasibility Call
Why BuildTech

Why Choose BuildTech for Planning Permission in Dublin?

Choosing the right team for planning permission in Dublin saves you time, money, and stress. BuildTech combines local planning knowledge with direct design and build experience, so you get practical advice, not theory. We understand Dublin development plans, the common reasons applications are refused, and how to prepare submissions that councils accept. 

Already have drawings from an architect? Our Already Have Plans review checks them against planning and cost before you proceed so nothing gets interrupted in between. 

  • We do not progress projects without a clear, agreed budget, so you know the full cost up front
  • Pre-planning strategy prepared before submission, identifying risks early
  • Full application management: drawings, submission, local authority engagement, and decision monitoring
  • An honest exempted development assessment, so you avoid an unnecessary application
  • In-house architectural and structural teams, with no third-party delays

Our Planning Application Process in Dublin

BuildTech manages the full planning permission process from feasibility through to decision. Every stage is handled internally, with no third-party handoffs that cause delays or miscommunication. 

 

Feasibility and Exempted Development Check

We first confirm whether your project needs planning permission or qualifies as exempted development. Many developments in Dublin do not need planning, and we establish this at the outset, saving you unnecessary fees and time.

Pre-Planning Consultation and Strategy

Where planning is required, we build a strategy aligned with your local authority development plan. Where useful, we engage the planning authority informally before submission to surface potential issues early and reduce the risk of refusal.

Planning Drawings and Compliance Report

Our in-house team prepares every drawing, from the site location map and site plan to floor plans, elevations, and sections, alongside the planning compliance report. Complete, accurate documentation cuts the risk of a request for further information from the council.

Submission to Your Dublin Local Authority

We prepare and lodge the full application to the relevant authority: Dublin City Council, Dun Laoghaire-Rathdown, Fingal, or South Dublin County Council. We manage all correspondence and respond to any request for further information within the statutory timeframe.

Decision, Conditions and Next Steps

We monitor the application to decision, typically 8 to 12 weeks from a valid submission. On a grant, we advise on any conditions attached and move the project into cost and technical design, or straight to build if the design is already complete.

Common Issues

What Causes Planning Delays and Refusals in Dublin?

Delays and refusals 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 a request for further information and add weeks to the timeline.

Development plan policy conflicts

Designs that clash with the local development plan on height, scale, overlooking, or amenity attract objections or conditions.

Skipping pre-planning engagement

Submitting without checking with the planning authority first misses the chance to fix 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 & money. We confirm the correct route at feasibility stage.

What Can You Build Without Planning Permission in Dublin?

Many home improvements in Dublin qualify as exempted development under the Planning and Development Regulations 2001, which means no planning application is required. The exemptions are strict, and they can be lost if earlier unauthorised works already exist on the property. 

  • Single-storey rear extension up to 40m2: exempt, including any previous extensions, as long as at least 25m2 of private open space remains at the rear. Height limits apply, and the rules tighten within 2 metres of a boundary.
  • Sheds, garages, and garden rooms up to 25m2: exempt if they sit behind the front building line, are no taller than the house, and are not used as living space or for business.
  • Attic conversions: usually need planning where a dormer or roofline change is involved. A rooflight conversion within the existing roof space can be exempt, but must still meet Building Regulations.
  • Protected structures and conservation areas: exemptions do not apply, and are also lost if earlier works have used up the allowance, so even minor changes can need permission.

 

One Consultation Tells You Where You Stand

Get a single feasibility consultation with our experts to know your planning position, a realistic budget, and the best design route for your home. 

 

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Common Questions

Frequently Asked Questions

The local authority application fee is typically 65 to 500 euro depending on the type and scale of development. BuildTech's professional fee for preparing and managing a standard residential extension application is fixed at 3,500 euro plus VAT, covering drawings, the planning report, and submission. Complex applications, such as protected structures, conservation areas, or those needing specialist reports, are quoted separately. We confirm the full fee at feasibility stage before any work begins.
The local authority has 8 weeks from a valid application to make a decision, and most residential extension decisions issue within 8 to 10 weeks. Preparing drawings and documentation usually takes 3 to 5 weeks before submission. From engaging BuildTech to receiving a decision, a straightforward application typically runs 12 to 16 weeks. Applications in conservation areas or involving protected structures take longer.
A standard residential application needs a completed application form, a site location map (1:1000 or 1:2500), a site plan (1:500), existing and proposed floor plans, elevations of all affected sides, sections where relevant, a planning compliance report, and the application fee. More complex proposals may also need ecological, archaeological, or daylight and shadow assessments.
Most attic conversions in Dublin that add a dormer or alter the roofline require planning permission. A simple conversion within the existing roof space using rooflights can be exempt, but it must still meet Building Regulations and fire-safety standards. Our attic conversion team confirms exactly what your project needs before any design work begins.
Many single-storey rear extensions in Dublin are exempted development and need no planning permission, provided they meet the size, height, and garden-area conditions. Previous extensions, a conservation area, or a protected structure can remove the exemption. Our guide on planning permission for an extension explains the rules in more detail.

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We review your enquiry before confirming a consultation — ensuring only suitable projects proceed.

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  • Min. project €100k · No surprises

What's Included

  • Feasibility consultation included
  • Measured survey & assessment
  • Technical design package
  • Full project management
  • Engineer certification on completion

Related Services

Home Renovation

House Extension

Attic Conversion

Deep Retrofit

Feasibility Consultation

Not sure where to start?

A feasibility consultation (€200 call · €500 home visit) confirms your planning position before you spend anything on drawings.

Book Feasibility Call
Explore more

Our Services

BuildTech is a specialist design and build contractor. We take on a focused range of projects — and we do not progress any project without a clear, agreed budget.

Single-Storey Rear Extension

The most common home project in Dublin. Open-plan kitchen and living, utility room, or additional family space — from feasibility through to a certified, compliant build.

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Home Renovation

Whole-home renovations and structural alterations for Dublin homeowners. Internal reconfigurations, layout redesign, and full refurbishment — all budget-led from day one.

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Feasibility Consultation

€200 call or €500 home visit. We establish what is realistically achievable within your budget before any design work begins — saving you time, money, and stress.

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Planning Permission

Full application management — pre-planning strategy, drawings, submission, and decision monitoring. Many extensions are planning exempt; we confirm this first.

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Already Have Plans?

Cost Planning & Construction Review from €2,500 + VAT. We provide a full cost breakdown of your existing drawings — gap identification, budget alignment, and value engineering.

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Cost & Technical Design

Measured survey, technical layout, and a detailed cost plan — all aligned to your budget before construction begins. No over-specified designs that cannot be built within your means.

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Our work

Recent Projects

Each project below started with a feasibility consultation and a clear budget. Here is what we delivered.

All Projects

Extension + Renovation

Full Ground Floor Renovation with Rear Extension

Location : Dublin

Scope : Ground floor knock-through, rear extension, open-plan kitchen and living

Status : Planning exempt

✓ Delivered on time and on budget

Extension + Renovation

Sandymount Seafront
Renovation

Location : Sandymount, Dublin 4

Scope : Full home renovation of period seafront property

Status : Planning exempt

✓ Full project management, completed on programme

Extension + Renovation

Rear Extension Plus Partial Renovation, Dublin 14

Location : Dublin 14

Scope : Single-storey rear extension and partial ground-floor renovation

Status : Planning exempt

✓ On budget, handover on schedule

Extension + Renovation

20 sqm Single-Storey Rear Extension, Mount Merrion

Location : Mount Merrion, South Dublin

Scope : 20 sqm flat-roof rear extension, open-plan kitchen and dining

Status : Planning exempt

✓ Completed on time and on budget

Extension + Renovation

Split-Level Open Plan Kitchen & Lounge Renovation

Location : Dublin

Scope : Structural reconfiguration, split-level open-plan kitchen and lounge

Status : Planning exempt

✓ Full project management included

Not Sure If Your Project Needs Planning Permission? We confirm your planning status before any design fees are committed.

 

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0818 333 443

No obligation. No pressure. Just honest advice.