ieExplains: New rules for 'beds in a shed' published — here is what's changed

A subdivided house will not be permitted to have a modular dwelling in its garden without planning permission. Such developments will continue to require formal approval. Picture: Manon Gilbart

Long-awaited plans to relax planning rules for home extensions, garden accommodation, and house subdivision have been brought before the Oireachtas.

The proposals were brought to the Oireachtas housing committee on Tuesday by junior housing minister John Cummins.

The Waterford TD told members that "many homeowners have found themselves tied up in unnecessary bureaucracy when trying to make modest, practical, and sensible changes to their properties".

But what are the exemptions and what do they cover?

What do the changes do?

Much of the debate has centred on what opposition parties dubbed “beds in a shed” and what the Government describes as exempted development for an “auxiliary habitable dwelling”.

Under the new rules, householders will be able to add a detached residential unit linked to the main house, without planning permission, provided it measures between 32sq m and 45sq m.

A separate exemption will allow the subdivision of an existing home into two self-contained units. Each unit must have a minimum floor area of 32sq m.

The regulations will also permit the addition of a dormer roof box and/or roof lights to a principal residence without planning permission.

The exemption limit for house extensions will increase from 40sq m to 45sq m.

Meanwhile, the exemption for structures such as sheds, storage units, home offices and gyms in back gardens will rise from 25sq m to 30sq m.

However, a subdivided house will not be permitted to have a modular dwelling in its garden without planning permission. Such developments will continue to require formal approval.

Are these different to rural planning rules?

Yes. Those rules, announced last month, are a separate set of regulations.

Is it deregulation?

Mr Cummins says this is about "sensible planning" and that the "regulations include a number of safeguards, and in all cases, any relevant building and fire regulations, including those for habitable dwellings where applicable, will continue to apply".

Can the rooms out the back be rented out?

Yes. Homeowners will be allowed to charge market rents for modular units in their back gardens after the Government decided to drop plans to cap annual rental income at €14,000.

Can anyone rent them or just family members?

Mr Cummins said on Tuesday that the units will be treated as if they were rooms "within the four walls" of the house who were renting under the Rent A Room scheme. 

He said they could be used to rent to "carers, students, and workers" and that the arrangements would allow units to be put back into use when a tenant or family moves on.

What is the concern?

Housing charity Threshold is concerned that "these regulations will result in a new category of renter that sits outside the protections of the Residential Tenancies Act". 

It claimed that people who rent the rooms would "increase the number of people living in similarly precarious circumstances".

Mr Cummins said the tenancies will be covered under licensing arrangements similar to the Rent A Room scheme and that these measures would mean that "perfect would not be the enemy of good".

When will the rules be in place?

Mr Cummins says he expects the legislation underpinning the regulations will come into force on July 27.

• Paul Hosford, deputy political editor