Everything You Need to Know About Planning Permission for Spiral Staircases

Most people assume they need planning permission for any staircase installation. The truth is more nuanced, especially in Ireland, where regulations differ significantly from the UK. Read our guide below to learn about the required planning permission for your staircase project. 

The Short Answer: It Depends on Location & Impact

Whether you need planning permission for your spiral staircase depends on several factors: where it's installed, what it looks like from outside, and how it affects your property's structure. Internal spiral staircases may not need permission but external staircases often do, but not always.

Internal Spiral Staircases: Generally Exempt

In Ireland, internal alterations to your home typically fall under "exempted development", meaning you can proceed without formal planning permission. This includes installing a spiral staircase inside your property, provided certain conditions are met.

You can install an internal spiral staircase without planning permission if:

• The work doesn't change the external appearance of your home

• You're not creating a new dwelling unit (like converting one house into two flats)

• The staircase doesn't affect the building's structural integrity in ways visible from outside

• Your property isn't a protected structure or located in an Architectural Conservation Area

Think of it this way: if you are not making any structural changes or your neighbours can't tell you've done anything from the street, you're probably in the clear. But there are exceptions you need to know about. 

Loft Conversions and Attic Access

Perhaps the most common reason for installing a spiral staircase is accessing a newly converted loft or attic space. Here's where things get slightly more complex.

Attic conversions themselves don't require planning permission if you're working entirely within the existing roof structure. No dormers, no changes to the roofline, just internal modifications. A spiral staircase serving this space also doesn't need permission—assuming you're not altering external walls to accommodate it.

However, your loft conversion must meet specific requirements:

• Minimum headroom of 2 metres over the staircase

• At least 2.4 metres headroom over 50% of the usable floor area in the loft itself

• Proper fire safety measures (we'll discuss this shortly)

• Adequate structural support for the additional load

External Spiral Staircases: Usually Require Permission

Outdoor spiral staircases present different challenges. They're visible, they can affect your neighbours' privacy, and they change how your property looks. Generally, you'll need planning permission for an external spiral staircase, though some exceptions exist.

You may need planning permission if your external spiral staircase:

• Is visible from the front of your property or a public road

• Sits within 1 metre of your boundary line

• Exceeds 4 metres in height at its highest point

• Leads to a new balcony, terrace, or elevated platform

• Overlooks neighbouring properties in ways that create privacy concerns

• Materially affects the external appearance of your home

You might not need permission if:

• The staircase is at the rear of your property, tucked between the house and a rear extension

• It's modest in scale and doesn't significantly alter the building's appearance

• It replaces an existing external staircase of similar dimensions

• Your property is in a rural area with substantial distance from neighbours (though this isn't guaranteed)

The phrase "materially affect" appears frequently in Irish planning law, and it's somewhat subjective. If in doubt, contact your local planning authority for clarification before starting work.

Protected Structures & Conservation Areas: Always Check First

If your home is a protected structure or sits within an Architectural Conservation Area (ACA), different rules apply. These properties have special status due to their historical or architectural significance.

For protected structures, even internal modifications can require planning permission—or at minimum, a declaration from your local authority. Installing a spiral staircase might affect historical features, room proportions, or architectural elements that contribute to the building's character.

Conservation areas impose similar restrictions. The goal is to preserve the area's collective character, so external staircases are scrutinised more carefully. Never assume exemptions apply to protected properties. Check with your planning authority before making any plans.

Building Regulations: Always Applicable

Here's something crucial that confuses many people: planning permission and building regulations are two separate things.

Even if your spiral staircase doesn't need planning permission, it must comply with building regulations. These technical standards ensure safety, structural soundness, and proper construction.

Technical Guidance Document Part K: Stairways

In Ireland, staircase design is governed by Technical Guidance Document K (TGD-K). This document sets out specific requirements for all staircases, including spirals.

Key requirements include:

Requirement	Specification	Notes
Minimum clear width	800mm for private stairs	Measured between handrails and central pole
Maximum risers per flight	16 risers (residential)	Public/semi-public spaces may have stricter limits
Minimum headroom	2,000mm throughout	Can reduce to 1,900mm where impractical (loft conversions)
Handrail height	900-1,000mm on stairs	900-1,100mm on landings
Balustrade safety	100mm sphere rule	Gaps must not allow a 100mm sphere to pass through
Minimum tread going	Varies by staircase category	Centre-line measurement for spirals
Rise per tread	170-220mm typically	Consistency crucial for safety

The 100mm sphere rule is particularly important if you have young children. Balusters or infill panels must prevent a sphere of 100mm diameter from passing through anywhere on the staircase.

Fire Safety Regulations (Part B)

Fire safety becomes critical when your spiral staircase provides access to habitable rooms, especially bedrooms in a loft conversion.

Requirements typically include:

• Fire-rated doors at certain locations

• Interconnected smoke alarms on all levels

• Adequate escape routes (windows large enough for emergency egress)

• Fire-resistant materials in staircase construction

• Protected escape routes from upper floors

Spiral staircases serving only a single room (like a home office or storage area) face less stringent requirements than those providing main access to bedrooms.

New Builds vs Renovations: Different Approaches

Installing a spiral staircase in a new home is fundamentally different from retrofitting one into an existing property.

New Construction

If you're building a new house, your spiral staircase will be part of the overall planning application. The architect designs it into the plans, and building control approval covers it alongside everything else. You won't submit a separate planning application for the staircase—it's simply one element of the approved design.

Building regulations compliance happens during construction, with inspections at key stages.

Renovations and Retrofits

Retrofitting a spiral staircase into an existing home is where questions about planning permission typically arise. If the work is internal and doesn't affect external appearance, you're likely looking at building regulations compliance only, not a planning application.

However, structural changes might require sign-off from an engineer, particularly if you're creating an opening in the floor for the staircase. Load-bearing walls, floor joists, and ceiling structures all need proper assessment.

When Professional Certification Matters

Ireland doesn't require professional certification for all exempted developments, but it's often wise anyway. Here's why:

Engineer certification helps with:

• Confirming structural safety, especially for loft conversions

• Providing documentation for future property sales

• Satisfying mortgage lenders or insurance companies

• Protecting against potential enforcement actions later

Many banks require engineer certification before releasing mortgage stage payments for renovation work. If your project involves borrowing, check requirements early.

A certified engineer can also provide a "cert" that your work complies with building regulations—valuable protection if questions arise later.

The Section 5 Declaration: Getting Certainty

If you're uncertain whether planning permission is required, you can apply for a Section 5 Declaration from your local planning authority. This official determination states whether your proposed development requires planning permission or qualifies as exempted development.

The process:

1. Complete form P07 (Application for a declaration on development and exempted development)

2. Submit it to your planning authority with a site location map

3. Pay the €80 fee

4. Include any relevant drawings, photos, or specifications

5. Wait approximately four weeks for a decision

A Section 5 Declaration provides legal certainty. If the planning authority declares your spiral staircase project exempt, you can proceed with confidence. If they say permission is required, at least you know before starting work.

This route is particularly sensible for borderline cases—external staircases in unusual locations, protected structures, or situations where regulations seem ambiguous.

Retention Permission: When Work is Already Done

Sometimes people install spiral staircases without realising planning permission was required. Or they assume exemptions apply when they don't.

If you've completed unauthorised development, you can apply for "retention permission"—essentially asking for retrospective approval. However, this comes with serious drawbacks:

• The application fee is three times the normal rate

• There's no guarantee permission will be granted

• You might be required to remove or modify the work

• Enforcement action remains possible

• Future property sales become complicated

Retention applications are common in Ireland, but prevention is far better than cure. Check requirements before building, not after.

Commercial & Public Use: Stricter Standards

If your spiral staircase serves a commercial property, office, shop, or public building, significantly stricter regulations apply.

These staircases must meet higher standards for:

• Width (often 900mm minimum or more)

• Load capacity

• Fire safety and means of escape

• Disabled access considerations (Part M)

• Public safety features

Commercial spirals typically require detailed engineering design and may need specific fire certifications. Planning permission is also more likely to be required, as commercial properties face greater scrutiny regarding alterations.

Common Scenarios & What's Usually Required

Let's look at specific situations homeowners face:

Scenario 1: Internal spiral staircase in living room to existing loft storage

• Planning permission: Not required (exempted development)

• Building regulations: Yes, must comply with Part K

• Professional input: Engineer recommended for structural assessment

Scenario 2: External spiral staircase from garden to first-floor balcony door

• Planning permission: Likely required

• Building regulations: Yes

• Professional input: Architect for planning drawings, engineer for structural design

Scenario 3: Replacing existing internal straight stairs with spiral to save space

• Planning permission: Not required if purely internal

• Building regulations: Yes, must meet current standards

• Professional input: Consider engineer for structural changes

Scenario 4: Spiral staircase in protected Georgian townhouse

• Planning permission: Required or Section 5 Declaration needed

• Building regulations: Yes

• Professional input: Conservation architect essential

Scenario 5: Outdoor spiral fire escape for two-storey cottage

• Planning permission: Likely required

• Building regulations: Yes, fire safety standards apply

• Professional input: Architect and fire safety consultant

Costs & Timeframes

Planning permission applications in Ireland currently cost €65 for most domestic developments (as of 2025). The planning authority has eight weeks to decide, though this can extend if they request additional information.

Building regulations don't have separate fees for homeowners—compliance is your responsibility, though you might pay professionals to certify the work.

Budget considerations:

• Planning application (if needed): €65-€80

• Architect's drawings (if needed): €500-€1,500

• Structural engineer assessment: €400-€1,200

• Building regulations compliance certification: €300-€800

• The spiral staircase itself: €1,500-€15,000+ (depending on spec but contact us and we can assist you every step of the way)

What Happens If You Ignore Requirements?

Building without required planning permission constitutes unauthorised development. Consequences can include:

• Enforcement notices requiring removal or modification

• Fines and potential prosecution

• Difficulty selling your property later

• Insurance complications

• Mortgage issues

• Three times normal fees for retention applications

Local authorities can take enforcement action up to seven years after unauthorised work is completed, though they often become aware much sooner—through neighbour complaints or when you later apply for other permissions.

Building regulations violations can also cause problems, particularly regarding fire safety. If your staircase doesn't meet standards, you're creating potential hazards.

Getting Started: Your Action Plan

Before installing your spiral staircase, work through this checklist:

1. Determine if planning permission is required

   • Check if work is internal or external

   • Assess impact on external appearance

   • Consider protected structure status

   • Review proximity to boundaries

2. If uncertain, seek clarification

   • Contact local planning authority

   • Consider Section 5 Declaration

   • Consult with an architect or planning consultant

3. Ensure building regulations compliance

   • Review Technical Guidance Document K requirements

   • Assess fire safety needs (Part B)

   • Check structural capacity with engineer if needed

4. Engage appropriate professionals

   • Architect (for planning if required)

   • Structural engineer (for load calculations)

   • Building contractor (for installation)

5. Document everything

   • Keep copies of all correspondence

   • Photograph work stages

   • Obtain completion certificates

   • File documentation safely for future reference

Frequently Asked Questions

Do I need an architect to design my spiral staircase for planning permission in Ireland?

While not legally required for all planning applications, an architect's involvement is highly recommended when planning permission is needed. Architects understand local planning policies and can prepare drawings that meet submission requirements. For complex projects—especially those involving external staircases, protected structures, or conservation areas—professional architectural input significantly improves your chances of approval. For simple internal installations not requiring planning permission, you might manage with engineer's drawings alone, though architects can still add value.

Can I install a spiral staircase in my attic conversion without changing the roof structure?

Yes, internal attic conversions in Ireland generally don't require planning permission provided you're working within the existing roof envelope and not altering the external appearance. Your spiral staircase accessing this space would also be exempt. However, you must comply with building regulations, particularly regarding minimum headroom (2m over the staircase, 2.4m over half the loft floor area), structural capacity, and fire safety requirements. The staircase must meet Technical Guidance Document K standards, and your loft needs proper egress windows and smoke detection systems.

How long does building regulations approval take for a spiral staircase in Ireland?

Ireland doesn't have a formal "building regulations approval" process like some countries. Instead, it's the homeowner's responsibility to ensure work complies with regulations. For major projects like loft conversions with new staircases, many people engage engineers or architects to certify compliance. This certification can happen during construction or upon completion. If you're working with professionals, factor in 2-4 weeks for structural assessments and certification documentation. For straightforward retrofits, building control compliance is verified by your contractor or certifying professional as work progresses.

What's the difference between exempted development and planning permission in Irish regulations?

Exempted development refers to work that doesn't require planning permission because it meets specific criteria outlined in planning regulations. Internal modifications like installing a spiral staircase usually qualify as exempted development if they don't affect external appearance or create new dwelling units. Planning permission is formal approval from your local authority required for developments that don't qualify for exemptions. Crucially, even exempted developments must comply with building regulations. The exemption relates only to planning permission, not to safety standards or structural requirements, which always apply.

Need Expert Guidance on Your Spiral Staircase Project?

At Bavari, we've helped countless Irish homeowners work through the planning and regulatory requirements for spiral staircase installations. Whether you need a space-saving solution for a loft conversion or an elegant statement piece for your home, we can guide you through the process from initial planning to final installation.

Contact us today at www.bavari-stairs.com to discuss your project. We'll help you understand what permissions you need and create a staircase that meets all Irish building regulations whilst perfectly suiting your space and style.