Planning and Development

Diligence Surveys Ireland combines planning analysis with engineering, building and development experience. We help purchasers, owners and developers identify opportunities, constraints and planning risks before committing substantial money to acquisition, design or construction.

1. Property and Development Potential

Suggested photograph: A residential property with a large garden, side access or conversion potential.

We assess properties and sites for opportunities to add value through:

• Extensions and internal reconfiguration

• Attic, garage and outbuilding conversions

• Subdivision into apartments or independent units

• Additional dwellings and infill development

• Commercial, tourism or mixed-use development

• Reuse of vacant and derelict buildings

• Energy upgrades and lower operating costs

The review considers building condition, planning history, site constraints, access, drainage, services and likely construction requirements.

The objective is to determine whether the opportunity remains worthwhile after allowing for technical constraints, planning risk and development cost.

2. Planning Statements and Policy Compliance

Diligence Surveys Ireland prepares planning statements to support planning applications by demonstrating how a proposed development responds to the applicable planning-policy and legal framework.

A planning statement can assess the proposal against:

• The National Planning Framework

• The relevant Regional Spatial and Economic Strategy

• The applicable county or city development plan

• Local area plans and other statutory planning documents

• Ministerial guidelines, policy directives and planning circulars

• National housing, climate, energy, tourism and economic policies

• Applicable European Union policy, directives and legislation

• Relevant statutory development standards

• The planning history of the site and surrounding area

• Relevant planning decisions and precedents

The statement identifies the applicable policies and explains how the proposed design, use, location and supporting technical evidence demonstrate compliance.

Where a proposal does not comply literally with a particular standard, the statement can identify the issue, explain the planning rationale and demonstrate whether the wider policy objectives are nevertheless achieved.

A policy-compliance matrix may be included, setting out:

1. The applicable policy, objective or legal requirement.

2. The part of the proposal to which it relates.

3. How compliance is demonstrated.

4. The drawings, reports or technical evidence supporting the conclusion.

5. Any qualification, mitigation measure or residual issue.

Planning precedents may be used to show how comparable development has been assessed, but they are not automatically binding. Each application must be considered on its own facts and under the policy and legal framework applying when the decision is made.

The planning statement coordinates the work of the design and specialist teams into a clear evidence-based case explaining why the proposal accords with proper planning and sustainable development.

Where specialist legal interpretation is required, separate legal advice should be obtained.

3. Planning History, Compliance and Enforcement Risk

Planning History, Compliance and Enforcement Risk

A planning review compares the property as it exists with the available permissions, approved drawings and planning conditions.

It can identify potential concerns such as:

• Extensions or alterations not shown on approved drawings

• Unauthorised changes of use or subdivision

• Outstanding or unfulfilled planning conditions

• Occupancy, use or development restrictions

• Buildings outside the permitted site boundary

• Differences between the completed development and the approved proposal

• Enforcement history or incomplete planning records

Where an issue is identified, we recommend the appropriate next step. This may involve further records research, a measured comparison, engagement with the planning authority, a retention application or specialist legal advice.

The objective is to establish the risk before purchase, financing or redevelopment—not to assume that every discrepancy has the same significance or solution.

4. Rural, Tourism, Commercial and Energy Development

Suggested photograph: A rural commercial or tourism property with discreet solar-energy infrastructure.

Projects outside conventional residential development require coordinated consideration of planning, engineering, environmental and commercial issues.

An initial review may consider:

• Rural housing and settlement policy

• Tourism and visitor accommodation

• Commercial redevelopment and change of use

• Access, traffic and parking

• Wastewater treatment and water supply

• Landscape, ecology, flood risk and heritage

• Rooftop or ground-mounted solar PV

• Battery energy storage

• EV charging and heat-pump infrastructure

• Private-wire and on-site energy opportunities

• Effects on neighbouring property

• Commercial need and project viability

The review identifies the principal constraints, supporting evidence and specialist assessments likely to be required for a credible development strategy.

Understand the Opportunity Before You Commit

Send the property address, relevant planning reference or drawings, and a brief description of what you want to achieve.

Request a Planning and Development Review