Here is today's round-up of town planning news from around Ireland, covering draft rules to exempt housing schemes of up to 250 homes from environmental screening, confirmation that the levy and water connection waiver ends this year, a refusal on density grounds at St Ann's Hill in Cork, 30 homes refused in Longford over wastewater capacity, an appeal over apartments in Castlebar and the delayed rural housing planning statement.
Draft rules would exempt schemes of up to 250 homes from EIA screening
The Department of Housing has published draft regulations under which housing developments of up to 250 units would no longer need environmental impact assessment screening, schemes of 250 to 750 units would be screened and a full assessment would be required above 750 units. Exclusion thresholds are also proposed for overhead electricity lines, private roads and wastewater treatment plants serving fewer than 10,000 population equivalent. The changes will take effect with the commencement of Part 4 of the Planning and Development Act 2024, which is not expected until the work-to-rule by council staff ends.
Source: RTÉ News (30 October 2026)
Minister rules out extending development levy and water connection waiver
Minister for Housing James Browne has said the waiver on development levies and Uisce Éireann connection charges, introduced in 2024, will not be extended beyond the end of December, so only homes finished by the end of 2026 will benefit. His comments followed Central Statistics Office figures showing 26,833 homes completed between January and September, compared with 24,256 in the same period last year. Opposition parties point out that the Government's suggested figure of about 40,000 homes this year remains well short of the 50,000 a year backed by the Housing Commission.
Source: RTÉ News (30 October 2026)
80 homes at former Hydro site in Tower refused over low density
An Coimisiún Pleanála has refused permission to OMD(C) Ltd for 55 houses and 25 apartments on the 11-hectare site of the former St Ann's Hydropathic Establishment at St Ann's Hill, Tower, Co Cork, overturning Cork City Council's June grant and its own inspector's recommendation. The scheme's density of 17.3 dwellings per hectare compared with a development plan minimum of 35 per hectare, and the Commission found the site's archaeological and heritage constraints did not justify such a departure. It concluded the scheme would be an inefficient and unsustainable use of zoned, serviced land.
Source: Irish Examiner (30 October 2026)
30 homes refused at Stonepark, Longford, over wastewater concerns
Longford County Council has refused permission for 30 homes, 24 three-bedroom and six two-bedroom houses, near the Silver Birches estate at Stonepark, Longford. Uisce Éireann and seven other parties made submissions, and local residents raised concerns that the existing sewage treatment plant serving the estate was already at capacity, along with water pressure, surface water and traffic issues. The decision was made on 20 October after further information was received in September.
Source: Longford Live (28 October 2026)
Castlebar Coal Bunker apartments refusal appealed
Developer Harold Conway has appealed Mayo County Council's refusal of permission for 12 apartments at the former Coal Bunker site at the junction of the Pontoon and Turlough roads in Castlebar, opposite the Sacred Heart Hospital. It is the council's second refusal on the site, following an earlier proposal for 19 units, and it found that residential use would materially contravene the site's Enterprise and Employment zoning in the Castlebar Town and Environs Local Area Plan. A decision on the appeal is due before the end of February.
Source: Connaught Telegraph (30 October 2026)
No date yet for new rural housing planning rules
The Department of Housing has confirmed that the draft Sustainable Rural and Gaeltacht Housing National Planning Statement, whose policy direction the Government agreed on 30 June, is still undergoing environmental assessment and has yet to go to public consultation. The statement is expected to address issues such as ribbon and backland development and local-needs criteria, and councils will have to review their development plans where they are significantly inconsistent with it. No date has been given for consultation, final Government approval or implementation.
Source: Selfbuild (30 October 2026)
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