Planning applications
Planning drawings, site strategy, application support and practical guidance for Galway residential and commercial submissions.
Spiddal, Galway | An Spidéal, Gaillimh
PROFE Building Engineering & Planning
Planning, engineering and construction guidance for homes, extensions and commercial projects across Galway. Premium technical work, local knowledge and clear advice.
Based in Spiddal
Local knowledge | Eolas aitiuil
Consultations
Wednesdays only, 2:30pm–5:00pm
Owner led
Frank O Reilly, Chartered Building Engineer and Fellow
Tá muid ag obair trí Ghaeilge sa Ghaeltacht le 20 bliain anuas, agus tá muid lán-sásta an obair a dhéanamh trí Ghaeilge nó trí Bhéarla.
Services | Seirbhísí
Engineering, planning and construction support under one roof.
Clear technical support for planning, design, compliance and construction decisions.
Start your projectStructural engineering
Structural advice for alterations, extensions, openings, roofs, stair designs and construction details.
Site surveys
Measured surveys, site reviews and early-stage feasibility checks before committing to design or construction decisions.
CAD drawings
Clean drawings for planning, building control, tendering, construction and client review.
Building regulations
Building regulation advice, fire cert input and construction plan support for compliant project delivery.
Project management
Practical coordination from feasibility to construction, helping clients keep scope, drawings and decisions aligned.
Modular homes | Class 3A
Modular homes and the Class 3A exemption.
A plain-English guide to the new rear-garden dwelling exemption, what it can cover and what should be checked before ordering a modular home.
Discuss your site
What changed in 2026
A limited route for a permanent detached garden dwelling.
Class 3A of S.I. No. 340 of 2026 can remove the need for a full planning application for a qualifying detached house in the rear garden of a principal home. It is aimed at permanent habitable accommodation—not caravans, mobile homes or temporary cabins.
The exemption took effect on 27 July 2026 and applies only where the development is commenced and completed within the relevant period ending 31 December 2030. All of its conditions must be satisfied together.
It is not an automatic 45 m² permission.
Existing garden structures, the planning history, remaining open space, boundaries, access, services and intended occupation can all affect the route.
Property and placement
A new permanent house, fully detached and positioned in the rear garden. The principal house must be the property owner’s sole or main residence when work starts and must not have been subdivided.
Floor area and open space
The dwelling must be at least 32 m². Together with relevant structures previously provided under Class 3, the total cannot exceed 45 m², and at least 25 m² of private open space must remain.
Height and boundaries
Maximum height is 4 m with a tiled or slated pitched roof, or 3 m for any other roof. The structure and any boundary-facing windows must remain at least 0.6 m from the relevant wall or boundary.
Access and services
Independent pedestrian or wheelchair access must remain within the existing property. No new access onto a road is allowed, and utility connections must not be separate from the principal house.
Wastewater
Where treatment is non-piped, the unit cannot encroach on an approved percolation area. The existing system must have sufficient compliant capacity and no additional treatment unit can be installed under this class.
Occupation and notice
The dwelling must be occupied in conjunction with the main house, cannot be sold or subdivided separately and cannot be used for short-term letting. The planning authority must be notified at least 14 days before work begins.
Planning-history review
Check the principal house, earlier permissions, existing sheds or garages and any condition that may restrict exempted development.
Site and layout check
Record the proposed floor area, remaining private open space, overall height, boundary distances, access and service route.
Planning and compliance advice
Class 3A planning status is separate from Building Regulations, Building Control, fire safety, drainage, title and supplier certification.
Important: “planning exempt” does not mean exempt from Building Regulations, Building Control, fire safety, drainage, title, insurance or other legal requirements. A modular or off-site system also needs appropriate Irish technical evidence.
Rules reviewed 2 September 2026. Read the statutory instrument and your planning authority’s current notification guidance.
Have a modular-home site in mind?
Talk through the site before committing to a unit.
Include the property location, approximate garden size, intended use and any model or drawings you already have.
Selected work | Obair roghnaithe
Residential, commercial, conservation and structural project examples.
Projects range from one-off houses and extensions to church refurbishments, feasibility studies and structural design details.
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Commercial feasibility
Commercial Feasibility
Early-stage option testing for a commercial coastal site, reviewing access, parking, planning risk and development potential.
Residential design
Modern rural residence
A contemporary family home concept balancing stone, render, glazing and practical rural site planning.
Interior design render
Daylight and finish concept
Interior visual exploring daylight, warm finishes, circulation and a calm working corner before detailed design decisions.
Artists impressions
Artists impressions
Sketch-style concept visuals that help clients and planners understand scale, materials and character before detailed drawings are prepared.
Extension and renovation
Contemporary house extension
A clean modern extension bringing additional living space and wide views while respecting the original stone house.
Residential feasibility
Urban housing concept
A feasibility-led housing proposal testing massing, parking, frontage and planning potential.
Community and heritage
Church refurbishment
Interior upgrade and construction coordination for a sensitive community building.
Interior detail
Custom stair coordination
Technical support and construction stage coordination for a bespoke curved staircase.
Structural work
Timber and steel structure
Structural design support for timber framing, steelwork and complex renovation conditions.Client feedback | Aiseolas
Trusted advice from early idea to construction stage.
Short feedback from previous clients who needed clear planning, engineering and construction guidance.
Start your project"Clear advice from the first call and a very practical route through planning."
Past client"The drawings and engineering input made the builder's job much easier."
Past client"Straightforward communication, good local knowledge and no confusion about the next step."
Past clientGalway services | Seirbhísí Gaillimhe
Local pages for common project needs.
Focused pages help people in Galway find the right service quickly from Google search.
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Planning
Planning Applications Galway
Planning drawings, forms and submission support for homes, extensions and commercial work.
Engineering Structural Engineering GalwayStructural advice for alterations, extensions, roofs, openings and construction detailing.
Surveys Building Surveys GalwayMeasured surveys, site checks and feasibility input before design or construction decisions.
Extensions House Extensions GalwayDesign, planning and technical drawing support for practical home extension projects.
People | Daoine
Owner-led expertise with design support.
Direct access to experienced technical guidance, with support for visual design, drawing preparation and project presentation.
Start your project
Founder and owner
Frank O Reilly
Chartered Building Engineer, Registered Building Surveyor and Fellow. C. Build Eng, Fellow, Registered Building Surveyor, ICIOB, Dip Con Mgt, CPHD.
Design support
Eoin Conneely
Architecture student at University College Dublin supporting presentation, design thinking and project visuals.Free consultations | Comhairliuchain saor in aisce
Book a Wednesday consultation.
Meetings are available on Wednesdays only, from 2:30pm to 5:00pm. Choose an available Wednesday time through Google Calendar.
Open booking calendarContact | Teagmháil
PROFE Building Engineering & Planning
Bunaithe sa Spidéal, Gaillimh. Available for residential, commercial and community projects across the west of Ireland.