Free Consultation
We visit your property, discuss your vision and assess the site. You get a detailed, no-obligation quote within 48 hours.
NEW 2026 LEGISLATION
45m² Habitable Garden Rooms & Modular HomesNow Planning-Exempt in East Cork
The Irish Government is about to change the rules. From summer 2026 you’ll be able to build a self-contained, habitable garden unit up to 45m² without planning permission. Morley Services is already designing and building compliant units today.
Serving Midleton • Cobh • Carrigtwohill • Youghal • Glounthaune
Current Rules vs 2026 Changes
Right Now (March 2026)
- ✕
25 m² maximum (non-habitable)
No full kitchen or sleeping accommodation allowed
- ✕
Must remain “ancillary”
Cannot be used as independent living space
2026 Exempted Development
- ✓
Up to 45 m² habitable standalone units
Living, sleeping & cooking facilities allowed
- ✓
No planning permission required
If conditions (rear garden, setbacks, open space) are met
*Still draft – expected law summer 2026. Morley Services already building to the new standards.
Why East Cork Homeowners Are Excited
Multigenerational Living
Granny flat or carer unit on your own property
Rent-a-Room Scheme
Up to €14,000 tax-free rental income per year
Instant Home Value Boost
Add usable living space without moving house
Why Choose Morley Services
LOCAL EAST CORK TEAM
Cobh based • Insulated garden rooms designed & built county-wide
FULL BCAR COMPLIANCE
Structural, fire, energy & insulation standards guaranteed
TURNKEY DELIVERY
One point of contact – we handle everything
Recent Garden Room Projects in East Cork
Timber-frame garden room with pitched roof and full-height glazing in East Cork
Modern cedar-clad garden room with wraparound deck East Cork
Bright open-plan garden room interior with sliding doors to garden
How It Works
Design & Compliance
Our team prepares drawings to meet BCAR, fire-safety and energy standards. We handle everything so you don't have to.
Build & Fit-Out
Foundation, frame, insulation, electrics, plumbing and interior finishes – all coordinated by one project manager.
Handover & Aftercare
Final walkthrough, snagging and sign-off. We don’t leave until you’re delighted with every detail.
Areas We Cover
MidletonCobhCarrigtwohillYoughalGlounthauneCastlemartyrCloyneWhitegate
Plus surrounding East Cork areas
Garden Room FAQs
Do I need planning permission for a garden room in 2026?
Under the upcoming 2026 exempted development rules, habitable garden units up to 45m² will not require planning permission provided they meet setback, open-space and rear-garden conditions. Morley Services already builds to these standards.
How much does a garden room cost in East Cork?
Costs depend on size, specification and site conditions. A typical 20–35m² insulated, fully finished garden room in East Cork ranges from €25,000 to €60,000. We provide transparent, fixed-price quotes.
How long does a garden room take to build?
Most garden rooms are completed in 4–8 weeks from groundwork to handover, weather permitting. We provide a clear timeline before any work begins.
Can I use a garden room as a rental or granny flat?
Yes. Under the 2026 legislation, habitable garden units can include sleeping, cooking and bathroom facilities. Combined with Ireland’s Rent-a-Room scheme you can earn up to €14,000 tax-free per year.
What areas in East Cork do you cover?
We serve Midleton, Cobh, Carrigtwohill, Youghal, Glounthaune, Castlemartyr, Cloyne, Whitegate and all surrounding East Cork areas.
Looking for a fully self-contained living unit with kitchen, bathroom and bedroom?
Explore our Modular Homes →