Planning Permission & House Design

AES handles the full process: a site visit, design options, planning drawings, site layout and OS maps, coordination of site characterisation (percolation) tests, lodging the application and answering any further information requests from the council.

We prepare applications for Galway County Council, Mayo County Council and Roscommon County Council, with a particular focus on Tuam, Ballindine, Claremorris, Castlebar, Castlerea, Ballinlough and Cloonfad.

A council normally decides within 8 weeks of receiving a valid application. If further information is requested, the clock pauses until it is answered. Allow a few weeks beforehand for design and site assessments.

Many rear extensions under 40m² are exempted development, provided conditions such as remaining garden space and height limits are met. We confirm whether your extension is exempt before you pay for full drawings.

Often yes, but rural housing policy in each county development plan usually requires a local need or connection to the area. We review the site and your circumstances against the plan before design starts.

It is an assessment of how well the ground drains, needed where a house will use a septic tank or treatment system. The result decides the type of wastewater system and is required with a rural planning application.

After lodging, the council may ask for extra drawings, reports or clarifications before deciding. We prepare and submit the response so the application can move to a decision.

Retention permission regularises a structure or change that was built without the permission it needed. It is often required before a property can be sold or mortgaged. We survey what exists and prepare the retention application.

For new houses and larger projects, a pre-planning meeting is worthwhile. It flags concerns about siting, design or access early, which reduces the risk of a refusal or a long further information request.

Call 087 415 4010 or send an enquiry with the site location and a short description of what you want to build. We'll explain the steps and give you a clear fixed quote.