Planning Objections in Ireland

The Irish Planning System

The planning system in the Republic of Ireland is governed by the Planning and Development Act 2000 (as amended) and operates through 31 local planning authorities — city and county councils — each of which prepares a Development Plan setting out policies and objectives for land use in their area. Development Plans are reviewed every six years and provide the primary policy framework against which planning applications are assessed.

At national level, the National Planning Framework (Project Ireland 2040) sets out the long-term strategic planning direction for the country, supported by Regional Spatial and Economic Strategies (RSES) prepared by three Regional Assemblies. Ministerial Planning Guidelines issued under Section 28 of the Act provide detailed guidance on specific topics such as residential density, wind energy, apartment design, and rural housing, and planning authorities are required to have regard to them in their decision-making.

Planning applications in Ireland are made to the relevant local authority and are subject to a public consultation period — typically five weeks from the date the application is received. During this period, any member of the public may submit a third-party observation (the Irish equivalent of a planning objection) on the application. A statutory fee of €20 is payable to the planning authority when making a submission. The planning authority must then issue a decision within eight weeks, though this can be extended.

Third-party observations must relate to proper planning and sustainable development — the Irish equivalent of material planning considerations. Relevant grounds include impacts on residential amenity (such as overlooking, overshadowing, noise and overbearing impact), non-compliance with the Development Plan or zoning objectives, traffic and parking concerns, visual impact, drainage and flooding, impacts on protected structures and architectural conservation areas, and environmental considerations.

Appeals to An Bord Pleanála

If a planning authority grants permission for a development, third parties who made observations during the application stage have the right to appeal the decision to An Bord Pleanála (the Planning Board) — Ireland’s national planning appeals body. A third-party appeal must be lodged within four weeks of the decision date, and a fee of €220 is payable to An Bord Pleanála. The Board carries out a de novo assessment, meaning it considers the entire application afresh rather than simply reviewing the council’s decision.

Planning Voice can prepare submissions for both the initial planning authority stage and for appeals to An Bord Pleanála, ensuring that your grounds are clearly articulated and rooted in the applicable planning policies.

Key Differences from the UK System

While the underlying planning principles are broadly similar, there are several important differences between the Irish and UK planning systems that we take into account when preparing submissions:

• Statutory fee for observations: Unlike the UK, a €20 fee must accompany any third-party submission to the planning authority.
• Third-party appeal rights: In Ireland, third parties can appeal a grant of permission to An Bord Pleanála — a right that does not exist in England and Wales.
• Development Plans: Irish Development Plans serve a similar function to UK Local Plans but follow their own structure and policy conventions.
• Protected structures: The equivalent of listed buildings, with protections set out under Part IV of the Planning and Development Act.
• Architectural Conservation Areas (ACAs): Similar to UK conservation areas, designated to protect the character of groups of structures and their settings.
• Environmental Impact Assessment: EIA requirements apply to developments above specified thresholds, as in the UK, but under Irish transposing regulations.

How We Can Help

Planning Voice brings the rigour and professionalism of UK-trained Chartered Town Planners to the Irish planning system. We research the relevant Development Plan policies, Section 28 guidelines, and any applicable national or regional policy, and prepare a detailed, structured submission that addresses the material planning issues raised by the proposed development. Our submissions are clear, evidence-based, and written to be given serious consideration by planning officers and An Bord Pleanála inspectors.

Getting Started

Send us the planning application reference number and a brief outline of your concerns. We will assess the application at no cost and advise you on the strength of your grounds. If you decide to proceed, we will prepare your submission at a fixed fee and deliver it within an agreed timeframe. There is no obligation to proceed after the initial assessment. Contact us to get started.