Key Takeaways
| Main Point | Details |
|---|---|
| Definition of Local Needs | Local Needs Assessments determine if applicants meet criteria to build in rural areas. |
| Purpose | To protect rural areas from overdevelopment and prioritise housing for locals. |
| Who Qualifies? | Typically, long-term residents, people with ties to the area, or those working locally. |
| Key Requirements | Evidence of local ties, need for housing, and commitment to living in the area long-term. |
| Challenges | Criteria vary by county, and failing to meet requirements can delay or block planning approval. |
What is a Local Needs Assessment?
A Local Needs Assessment is a crucial step in obtaining planning permission for rural housing in Ireland, and from my research, one that is very difficult to obtain if you are not involved in agriculture.
The assessment evaluates whether the applicant has a genuine connection to the area and a valid reason for building in that location. This process aims to manage rural development sustainably, preventing urban sprawl while prioritising housing for local residents.
The National Planning Framework 2040 requires Co. Councils to refuse planning permission to those without an economic or social need to live in a rural area.
Why is a Local Needs Assessment Necessary?
Local authorities introduced this policy to balance the need for rural housing with environmental and community considerations.
Key goals include:
- Protecting Rural Character – Limiting non-local development preserves the unique identity of rural areas.
- Prioritising Local Residents – Ensuring locals, especially those with ties to the land, have access to housing.
- Preventing Overdevelopment – Managing the spread of housing to avoid strain on rural infrastructure.
What are the Local Needs Eligibility Criteria?
Most councils will support proposals for individual homes on suitable sites in rural areas where the applicant can demonstrate the following:
Buying a House in Ireland: A Step by Step Guide by a Builder/Solicitor
1. Significant Involvement in Farming/Agriculture
This is the single best way to qualify for rural housing planning permission.
- This includes farming, forestry, bloodstock & equine (horse rearing/breeding), agri-tourism and horticulture.
You must also live very close to your farm or on your farm grounds.
2. Long-Term Residency
Applicants who have lived in the rural area for a significant period (more than 5 years) may qualify. You must also demonstrate the following:
- You do not own another home
- You have never owned a home in the past in which you resided in.
- You must not own a home in which you currently do not live in.
3. Close Family Ties
An applicant who is originally from the area, is currently in substandard or unacceptable housing, and who has continuing close family ties with a member/members of the the rural communities for over 10 years.
- A returning emigrant who wishes to live close to other family members to care for them or retire.
- Example – Children of farmers or landowners wanting to live close to relatives.
4. Employment or Contribution to the Community
Those working locally or contributing to the community and wishing to build their first home (e.g., teachers, healthcare workers, farmhands, tradespeople).
- Example: A nurse working in the nearest village hospital who wants to reduce commuting times.
PS – Note that the above is a generalisation and may be different from council to council.
What Can I Expect in a Local Needs Application Form?
- Name and current address of the applicant
- Details of the applicant’s place of residence over the last 5 years
- Breakdown of how long applicant has been in the current residence
- Name and address of the landlord
- Relationship to the landlord
- If relevant, documents supporting your links with the area you want rural planning permission for
The following section will be completed by the applicant and the spouse/intended spouse of the applicant.
- Occupation
- Spouse’s name and occupation
- Place of work
- Distance of work from the present house
- Do you own the property?
- If applicable, give reasons for selling the existing house.
- State if and when you last lived in the area where the site is located.
- What links do you and your spouse have in the local area where the site is located
- Name and address of the immediate family living in the area where the site is located
- Have you had preplanning discussions with planning officials in relation to your application? (You should by the way).
Simplified Planning Permission Process for Rural Housing
- Initial Consultation
- Discuss your plans with the local planning authority or a professional planner to understand specific criteria in your county.
- Documentation
- Provide proof of local ties, such as birth certificates, school records, or employment contracts.
- Submit evidence of your housing need, including details of current living arrangements.
- Planning Application
- Include the Local Needs Assessment as part of your planning permission application.
- Decision
- The planning authority evaluates your application based on local development plans and guidelines.
Challenges and Considerations.
1. Variations Across Counties
Local needs criteria differ depending on the county. For example, rural counties with high housing demand may have stricter rules compared to less populated areas.
2. Proving Local Connection
Providing sufficient evidence of a connection to the area can be challenging, particularly for those who have been away for extended periods.
3. Environmental Restrictions
Even if you meet local needs criteria, environmental concerns such as heritage sites, water supply, and road access can impact approval.
4. Appeals and Rejections
If an application is rejected, applicants can appeal to An Bord Pleanála (Ireland’s planning appeals board), though this may cause delays.
Practical Tips for Success.
- Engage a Professional Planner
- A local architect or surveyor with lots of experience submitting local needs applications.
- A planner can guide you through the process and ensure your application meets local authority requirements.
2. Apply for a PlePlanning Consultation with your local council.
- It’s FREE.
3. Research Local Policies
- Review your county’s development plan for specific criteria and planning regulations.
4. Gather Strong Evidence
- Collect comprehensive documentation to support your application, such as letters from community leaders or local employers.
5. Plan for Appeals
- Be prepared to challenge a rejection through the appeals process if necessary.
Final Thoughts
Understanding and meeting Local Needs Assessment requirements is essential for anyone seeking planning permission in rural Ireland. By prioritising locals and managing development, this process helps maintain the unique character of rural communities.
If you’re planning to build in rural Ireland, consult a professional planner or your local authority to navigate the requirements. For more guidance on housing solutions, explore our resources on affordable housing options.
