This guide covers the Republic of Ireland. Northern Ireland and the rest of the UK follow different planning and building control systems. The information in this article is based on the regulations and official guidance available as of 10 August 2026.
Getting planning permission is one of the biggest milestones when building a house in Ireland. It does not, however, mean that the technical design is complete or that every product should immediately be ordered.
The position and appearance of the windows should be considered before the planning application, but their exact dimensions and performance are normally finalised later. In short: you can research suppliers and request budget quotations during planning. Place the final order after the grant and its conditions have been reviewed, the construction details coordinated and the dimensions, performance and opening arrangements approved. Continue reading this Fenbro guide to discover more details.
Do you need planning permission to build a house in Ireland?
Building a new house in Ireland normally requires planning permission from the local authority responsible for the area. The process considers whether the development is suitable for the site and consistent with the relevant county or city development plan.
Planning permission covers the location, scale and appearance of the house. It is different from the Building Regulations, which cover structure, fire safety, ventilation, energy performance and access. A grant of planning permission is therefore a major step, but it is not the only requirement before construction.
Full permission or outline permission?
Full permission is based on detailed plans and normally remains valid for five years, although conditions may require further action.
Outline permission only establishes whether the principle of building a house on the site is acceptable. Detailed proposals must later receive permission consequent to the grant of outline permission before construction starts. According to Local Government Ireland, outline permission normally remains valid for three years. However, it is too early to place a final window order because the detailed design and window dimensions have not yet been approved.
What should you check before applying?
Start with the current County or City Development Plan and any Local Area Plan covering the site. Depending on the location, the design team may also need to investigate:
- zoning or rural housing policies;
- previous planning applications;
- road access and visibility;
- site levels, drainage and flood risk;
- water and wastewater services;
- ecological, archaeological or heritage restrictions;
- local guidance on house design and finishes.
For an unsewered site, the application must demonstrate that the land is suitable for the proposed domestic wastewater treatment system. The Environmental Protection Agency provides the relevant Code of Practice.
If a public water or wastewater connection is planned, Uisce Éireann (Ireland’s national water utility) allows a Pre-Connection Enquiry to be made before applying for planning permission. Permission does not guarantee a connection.
A pre-planning consultation can identify relevant policies and concerns, but it does not guarantee permission.
How does the planning application process work?
Although every site is different, a standard application follows the same basic sequence.
1. Prepare the documents
The submission normally includes the form and fee, site maps, plans, elevations, sections and public-notice details. Site-specific reports may also be required.
According to Citizens Information, the current fee for an application to build a house is €65, excluding the newspaper notice and professional costs.
2. Publish the notices
The proposal must be advertised through the required newspaper and site notices. The application must be lodged within two weeks of publication or erection, and the site notice must remain visible for the required five-week period.
Dates and descriptions must agree across the notices, form and drawings. An error or missing document can make the application invalid before the design is assessed.
3. Validation and public participation
The local authority checks whether the submission meets the formal requirements. Once valid, members of the public have five weeks from the date it was received to make a submission or observation.
4. Decision and appeal period
In a straightforward case, the local authority generally makes its decision within eight weeks. A request for Further Information will extend the process, and the applicant may have up to six months to respond.
An approval at this stage is a notice of intention to grant planning permission, not yet the final grant. A four-week appeal period follows. If no appeal is made, a simple application therefore takes approximately 12 weeks: around eight weeks for the decision and four weeks for possible appeals.
If an appeal is lodged, An Coimisiún Pleanála (the authority responsible for planning appeals in Ireland) has a statutory objective of deciding it within 18 weeks, but this is not a guaranteed deadline.
What happens after planning permission is granted?
Read the complete final grant, including every condition. Conditions may affect the elevations, window proportions, external finishes, floor level, access, drainage, wastewater arrangements or details that must be agreed before work begins.
Construction must follow the approved design, not an earlier version. Any change to the size, position or appearance of an opening should be checked by the architect or planning consultant first.
The design team can then prepare construction drawings. Unlike planning drawings, these coordinate structural openings, wall build-ups, cills, thresholds, insulation, airtightness, ventilation and the final window specification.
Commencement Notice: the step before building
According to the National Building Control and Market Surveillance Office, a new dwelling requires a Commencement Notice to the Building Control Authority, normally through BCMS. It must be submitted not less than 14 and not more than 28 days before work is due to start. Once validated, work must begin within the applicable 28-day period.
An owner building a single house may be able to opt out of the statutory Assigned Certifier procedure. This does not remove the duty to comply with the Building Regulations or the need for competent design and construction.
When should you choose and order windows?
There is no national rule requiring windows to be ordered in a particular week. The correct time depends on the building method, product, supplier lead time and site programme. It helps to divide the decision into three stages.
Before planning: establish the appearance
Window positions, proportions and style belong in the early design because they affect daylight, room layouts and the appearance of the house.
Choose the general material and colour direction, amount of glazing and main opening types. An indicative quotation can show whether the design suits the budget, but the details may still change.
After the final grant: request a technical quotation
Once the grant and conditions have been reviewed, suppliers can quote against a coordinated window schedule. It should include dimensions, colours, opening arrangements, glazing, thermal requirements, thresholds and fitting details.
Check production and delivery times at this point. At Fenbro, indicative supply-only lead times range from approximately 3-4 weeks for some configurations to 4-6 weeks for others. Projects including fitting by an independent installation team usually take approximately 4-7 weeks. Always confirm the programme for the individual order.
Before ordering: approve the details
The final order should wait until the relevant design information is settled. Openings may be checked on site or approved from coordinated construction drawings, depending on the building method. Either approach can work, but responsibility for the final dimensions must be clear.
Supplier drawings affecting the design, structure or compliance should be reviewed by the appropriate project professional. Planning drawings are not manufacturing drawings.
What requirements must be checked before ordering?
Windows and doors form part of the home’s energy, ventilation, fire-safety and access strategies.
Part L and DEAP
Technical Guidance Document L gives a maximum U-value of 1.4 W/m²K for windows, external doors and rooflights in new dwellings. This does not mean that products at exactly 1.4 automatically make the whole house compliant.
New homes are assessed through DEAP, so the energy assessor may require a lower value. Compare the Uw value of the complete window, including the frame and glass. The Ug value describes the glass alone. These requirements are covered by Technical Guidance Document L 2022.
Orientation and solar transmittance also matter. Large glazing can provide useful light but increase overheating risk, so its g-value, shading and ventilation should be considered together.
Part F: ventilation
The window order must match the purpose-designed ventilation system. Not every new window automatically requires a trickle vent. Background ventilators may be placed in a wall or window, while mechanical systems use different arrangements. Their locations should come from the ventilation design, not a supplier default. The relevant national guidance is set out in Technical Guidance Document F.
Part B: escape windows
As a general provision, bedrooms without a door leading directly outside should have a compliant escape or rescue window. The guidance includes a clear openable area of at least 0.33 m², with neither height nor width below 450 mm. The bottom of the opening should generally be no more than 1,100 mm above the floor.
The relevant section must be readily openable from inside without relying on a removable key or tool. Exact requirements depend on the house and should be confirmed by the designer using Technical Guidance Document B for dwelling houses.
Part M: entrance doors
According to Technical Guidance Document M 2022, the accessible entrance should generally provide an effective clear opening of at least 800 mm and a level threshold no higher than 15 mm. Effective clear opening means usable space with the door open, not simply its nominal width.
Checklist before comparing quotations
Provide every supplier with the same information:
- numbered window and door schedule with dimensions;
- materials, colours and opening directions;
- Uw values, glazing and solar requirements;
- escape, ventilation and safety-glass requirements;
- entrance-door opening and threshold;
- sills, reveals and installation position;
- hardware, security, delivery and fitting details;
- required documents, warranties and lead time.
Check exclusions carefully. A lower price may omit sills, special glazing, low thresholds, delivery, fitting or hardware included elsewhere.
Would you like to know more? Don’t forget to check our detailed guide on how to compare window quotes.
How does the build reach the window stage?
The exact sequence depends on whether the house uses masonry, timber frame or another construction method. However, a typical self-build may progress through the following stages:
- Foundations and substructure
The site is prepared, foundations are completed and the structure is brought up to ground-floor level. - Floors, walls or structural frame
The main structure begins to take shape. At this point, the positions and sizes of the window and door openings must follow the coordinated construction drawings. - Roof construction
Once the walls or frame are ready, the roof structure is completed and the building moves closer to becoming weather-tight. - Preparation of the openings
Window and door openings are prepared and, where required, checked against the approved schedule. Any differences should be resolved before manufacture or installation. - Delivery and installation
The windows and external doors are fitted, helping to protect the interior from wind and rain so that further internal work can continue.
Windows are installed near the weather-tight stage, but they must usually be ordered earlier. Work backwards from the planned installation date using the supplier’s confirmed lead time and allow enough time for the final drawings and dimensions to be approved.
The aim is not to order as early as possible. It is to order early enough, with the correct and fully coordinated information. Need more help with timing? Then read our guide on when to order windows for a self-build!
Common mistakes to avoid
Before you proceed to order windows, please check this checklist we have prepared below.
From planning permission to the right window order
As we approach the end of this article, the main thing to remember is that planning permission is only one step towards ordering the right windows. Use this stage to establish the appearance and budget, then finalise the performance, openings, installation details and exact dimensions. Place your order only when the final grant, construction drawings and specification have all been checked and approved.
Fenbro Specialists can help self-builders compare suitable window systems, prepare a reliable quotation and plan the order around the expected construction programme. Send us your drawings, requirements, photos or any other details to request a free quote – reach out to us via our contact form.
This article provides general information and does not replace advice from an appropriately qualified planning or construction professional. Requirements must be checked for the individual site and design.
Frequently Asked Questions (FAQ)
How long does planning permission take in Ireland?
A decision generally takes eight weeks from a valid application, followed by a four-week appeal period before the final grant where no appeal is made. Further Information, invalid documents or an appeal will extend the process.
Can building start immediately after permission is granted?
Not automatically. Check the final grant and conditions, complete the technical design and submit a valid Commencement Notice before starting.
When should I compare window suppliers?
Indicative quotations can be obtained during planning. Request accurate technical quotations after the final grant and coordinated detailed design.
Can windows be ordered before the openings are built?
Yes, if they are based on coordinated drawings and the dimensions have been approved. In other projects, checking completed openings on site may be more suitable.
Does every new house need trickle vents in its windows?
No. A compliant ventilation strategy is required, but window-mounted vents depend on the chosen system and design.
