How Long Does Planning Permission Take in Ireland?
A complete guide to planning permission timelines in Ireland, from application to decision, including delays, further information requests, appeals, and how long permission lasts.
The standard planning permission timeline in Ireland is 8 weeks from validation of your application. However, the real-world timeline depends on whether further information is requested, whether the decision is appealed, and the complexity of your development.
The Standard Timeline
Under Section 34 of the Planning and Development Act 2000, your local authority must make a decision within 8 weeks of validating your application:
| Stage | Timeline |
|---|---|
| Submit application | Day 0 |
| Validation (council checks completeness) | Within 2 weeks |
| Public consultation period | 5 weeks from validation |
| Council decision | Within 8 weeks of validation |
| Appeal period (if no appeal) | 4 weeks after decision |
| **Final grant of permission** | **~12 weeks total** |
If no appeal is lodged within the 4-week appeal period, the permission becomes final.
What Can Delay the Process
Further Information Requests (most common delay):
Under Section 26 of the Act, the planning authority can request further information from you. This is very common and stops the clock on the 8-week deadline:
- You have up to 6 months to respond (extendable by 3 months by agreement)
- Once you submit the information, the council has an additional 4 weeks to make its decision
- If the information is significant, the council may require new public notices, adding another 5-week consultation period
- Receiving a further information request is often a positive sign — it suggests the council is minded to grant permission if the issues can be resolved
Realistic timeline with further information: 4-8 months total.
Appeals:
If the decision is appealed to An Coimisiun Pleanala, the statutory objective is a decision within 18 weeks. However, this is an objective, not a guarantee — complex cases frequently take longer. See our Appeals guide.
Realistic timeline with appeal: 8-12 months total.
Realistic Timelines by Scenario
| Scenario | Typical Timeline |
|---|---|
| Straightforward application (no issues) | 8-12 weeks |
| Application with further information request | 4-8 months |
| Application with appeal (no further info) | 6-9 months |
| Application with further info + appeal | 9-14 months |
| Complex development (EIA, multiple issues) | 12-18+ months |
How Long Does Permission Last?
Once granted, planning permission has a limited lifespan:
- Standard permission: Valid for 5 years from the date of the final grant (the council can set a period of 2 to 10 years in the decision)
- Outline permission: Valid for 3 years
- You must commence the development within this period, or the permission expires
Extension of Duration
If your permission is about to expire and the development is not complete, you can apply for an extension of duration:
- You can extend by up to 5 additional years (one extension only)
- You must apply in the last year of the permission
- The planning authority must be satisfied that:
- The development has commenced before the permission expired
- Substantial works were completed
- The development will be completed within a reasonable time
- In special circumstances, an extension may be granted even if substantial works were not completed, provided commercial, economic, or technical factors beyond your control prevented this
- The council must decide within 12 weeks
- Fee: €62
- There is no public consultation or appeal for extension of duration decisions
Before You Start Building
Even after receiving planning permission, you must:
- Wait for the final grant — the permission is not final until the 4-week appeal period has passed with no appeal
- Submit a commencement notice to the planning authority at least 2 weeks before starting works
- Comply with all conditions attached to the permission
- Display a site notice during construction showing the planning reference number
- Get your application right first time — invalid applications (wrong fees, incorrect notices, missing documents) waste weeks
- Attend a pre-planning consultation to identify issues early — see our Pre-Planning guide
- Respond to further information requests quickly — don't wait the full 6 months
- Talk to neighbours before applying — resolving concerns in advance reduces the risk of objections and appeals
- How to Apply for Planning Permission — step-by-step application guide
- Planning Permission Fees — fee schedule
- Planning Appeals — the appeals process and timeline
Tips for a Faster Process
Related Guides
Disclaimer
This guide provides general information about planning permission timelines in Ireland. Actual timelines vary by local authority, development type, and complexity. For specific advice, consult your local authority or a planning professional.
Frequently asked questions
How long does a planning decision take in Ireland?
The local authority must decide within 8 weeks of receiving a valid application. If the council requests further information, you have 6 months to respond and the council then has 4 more weeks to decide, so 3 to 6 months end to end is common.
When can I start building after getting planning permission?
Not until the 4-week appeal window has passed with no appeal, at which point the council issues the final grant of permission. If an appeal is lodged, you must wait for An Coimisiún Pleanála's decision, which targets 18 weeks.
How long does planning permission last once granted?
Standard permission is normally valid for 5 years from the decision date, though councils can set 2 to 10 years. Outline permission lasts 3 years. If the work is not substantially complete in time, you can seek an extension of duration or must reapply.