Planning Permission -

Planning Permission in Ireland: How to Obtain Permission to Build
Meta Description: “Find out how to apply for Planning Permission in Ireland – including the required documents, review periods, and factors that may influence a positive or negative decision.”

We, as an experienced team of professionals who have long been involved in and oversee construction works in Ireland, are here to offer you expert advice before embarking on the long journey of building in Ireland. Follow the simple instructions outlined below, and you will avoid many potential problems.

Planning Permission in Ireland is not merely recommended – it is a MANDATORY document for constructing a new building or undertaking any significant alteration or reconstruction of an existing structure. This document demonstrates that your project fully complies with the planning requirements and regulatory acts adopted at both the national and local levels.

Without Planning Permission, legal problems are inevitable – and it isn’t just a matter of fines and restrictions. You may even be served with a demolition order for an unauthorised structure. That is why it is crucial to fully understand the process before you begin.

In this article, prepared by our editorial team, we will answer the following questions:
– What documents are necessary for submitting your application?
– What are the review periods?
– What factors can influence a positive or negative decision?

This article is based on the current Planning and Development Act 2000 and Planning and Development Regulations 2001 (with subsequent amendments), and incorporates consultations with local planning authorities (Local Authorities) as well as insights from the important appeal body – An Bord Pleanála.

1. Legislative Framework and Regulations

Key documents governing construction in Ireland include:

Planning and Development Act 2000 – the primary law that governs the granting of permissions and oversees construction.
Planning and Development Regulations 2001 – these rules set out the procedure for submitting applications, review periods, and document requirements.
Local Development Plans – documents and guidelines that regulate zoning, permissible types of development, and other specific requirements developed and approved regionally.

All these regulations are aimed at ensuring the safety of both building occupants and passers-by, helping Ireland maintain energy efficiency, ensure the quality of constructed properties, and curb unauthorised construction.

2. The Application Process for Planning Permission

For your convenience, we have divided the application process into several key stages:

2.1 Preparation and Review of Documents

Before you submit your application, ensure that you have the following:

Completed Planning Application Form.
Use the local form approved by the council (usually Form No. 2 according to the P&D Regulations).
Site Location Map.
A map drawn to scale (typically 1:1000 or 1:2500) that clearly shows the boundaries of your site and its surrounding context.
Site Layout Plan.
An accurate and detailed plan indicating the placement of buildings, roads, parking areas, and all engineering services on the site.
Architectural Drawings.
Detailed plans of the building’s layout.
Documents Confirming the Availability of Utilities.
For example, proof of connection to Irish Water, along with water supply and sewer schematics.
Publication of a Public Notice.
You must publish an advertisement in a local newspaper (from the approved list by the local authority) and erect a Site Notice on your property in accordance with the local authority’s requirements.
Fee Receipt.
Obtain and keep the receipt for the fee payment – the fee varies depending on the size of your project. Check with your local council for exact details.

Once all the documents are prepared and you are confident in their accuracy, we strongly recommend consulting with a construction professional to have your documents reviewed. This will enable you to address any errors promptly rather than facing delays later.

2.2 Submission of the Application to the Local Authority

You must then approach your local authority (County or City Council) to submit your application and the accompanying documentation. Since the documents will be received by the local authority, it is advisable to check in advance how they prefer to receive them. In some regions, you may be able to submit everything online, while in others physical copies are still required.

2.3 Review Period and Public Notification

During this stage, the following occurs:

Objection Period:
This lasts for 5 weeks. During this time, any individuals or local organisations who may be affected by your project (e.g. neighbours) can submit their comments or objections.
Application Review:
The local authority is required to issue a decision within 8 weeks of receiving all the required documents. If the council requests additional information, this period may be extended.

2.4 Decision-Making

After reviewing your submission, the council will issue a decision which may include:

Granting Planning Permission, possibly with certain conditions that you must comply with.
Refusing Planning Permission.
In the event of a refusal, you have the right to appeal the decision to An Bord Pleanála.

2.5 Appeal Through An Bord Pleanála

If your application is refused and you disagree with the decision, you may appeal to An Bord Pleanála – an independent body responsible for resolving planning disputes between applicants and local authorities. An appeal must be lodged within 4 weeks of the decision, and the review process can take up to 18 weeks, during which you may be required to submit additional documents or clarifications regarding your project.

3. Types of Planning Permission

The type of Planning Permission you apply for depends on the stage of your project and the completeness of your drawings:

3.1 Outline Planning Permission

This type of permission is issued at the early, conceptual stage of your project. It confirms that development is possible on the site without adversely affecting others. However, it does not permit you to start building until you obtain a subsequent full approval based on detailed plans.

3.2 Full Planning Permission

This is the definitive permission to proceed with construction. It is granted once your project is fully developed, complete with detailed architectural and engineering drawings, calculations, specifications, and all other necessary documents. Only with Full Planning Permission can you commence construction, as it confirms that you have met all the regulatory requirements.

3.3 Permission for Retention

This type of permission is a remedial measure for situations where construction has commenced or been completed without prior approval. Each case is assessed individually, and the decision may require modifications to the project. However, such unauthorised projects can not only be rejected but may also incur fines and demolition orders. It is essential always to comply with the legislation and avoid unauthorised construction.

4. The Role of the Architect and Professional Consultants

Even if you have compiled all the documents yourself, we highly recommend that you have them reviewed by a qualified architect or engineer. Such a professional can significantly increase your chances of a positive outcome by:

Developing detailed drawings that adhere to local standards and the Local Development Plan.
Assisting with the correct completion of all documents and forms.
Advising on Public Notices and liaising with the local authority.
Helping respond promptly to any requests for Further Information from the council.
Facilitating the evaluation of engineering services, energy efficiency, and other technical aspects of your project.

5. Requirements for Public Notices and Neighbour Engagement

5.1 Public Notices

After submitting your application, you are required to:

Publish an advertisement in a local newspaper from the approved list set by the local authority.
Erect a Site Notice on your property, which must adhere to the size, colour, and content requirements stipulated by the local authority.

This is a critical obligation; failure to comply can provide grounds for the council to reject your project.

6. Validity and Extension of Planning Permission

6.1 Validity Period

Once granted, Planning Permission is typically valid for 5 years. Within this period, you are expected to commence and, ideally, complete the initial and major works on your site.

6.2 Extension of Validity

If the project takes longer than the initial 5-year period, you must demonstrate that a substantial portion of the work has already been completed. You should also confirm that the project has not undergone significant changes that would breach the originally approved conditions. Crucially, you must submit a request for an extension at least 6 months before the permission expires.

7. Common Mistakes When Submitting an Application and Tips to Avoid Them

Many applications are refused due to the following common issues:

Incorrect Formatting of Public Notices:
Failure to meet the local authority’s specifications regarding the format or content can be grounds for rejection.
Unclear or Incomplete Drawings:
All plans must be detailed and clearly presented.
Lack of Coordination with Irish Water:
If you intend to connect to central utilities, ensure you have the necessary approvals and documentation.
Insufficient Detail in Engineering Solutions:
Detailed schematics and calculations are essential for demonstrating compliance with regulations.
Ignoring Requests for Further Information:
Always respond promptly to any additional information requests from the council – failing to do so will result in refusal.
Rushing the Process:
The preparation of documents requires thoroughness – from material selection to load calculations. It is better to invest extra time in refining your plans at the outset than to face delays and additional scrutiny later.