How to Apply for Planning Permission

How to Apply for Planning Permission in Ireland

Applying for planning permission in Ireland is governed by the Planning and Development Act 2000 (as amended) and the Planning and Development Regulations 2001. This guide walks you through the full process, from pre-planning to decision.

Before You Apply

1. Check if you need permission — see our Exempted Development guide for thresholds
2. Check your zoning — verify your proposal is consistent with the County or City Development Plan for your area at MyPlan.ie
3. Pre-planning consultation — most councils offer free or low-cost meetings with a planner to discuss your proposal before you apply. These meetings are recorded in writing and the record becomes part of the planning file if you submit an application. Bring a site plan, sketches, and a description of what you intend to build.
4. Hire professionals — you'll typically need an architect to prepare drawings. A planning consultant can help navigate complex applications.

Types of Planning Application

• Permission — standard application for new development (Section 34 of the Act)
• Outline Permission — establishes whether development is acceptable in principle. You'll still need "Permission Consequent on Outline" for detailed approval. Outline permission lasts 3 years.
• Retention Permission — for development already carried out without permission. Fees are 3 times the standard rate. See our fees guide.
• Permission Consequent on Outline — the detailed application following outline approval

What You Need

1. Application form — available from your local authority's planning office or website
2. Site location map (Ordnance Survey, typically 1:2500 scale) with the site outlined in red
3. Site layout plan (typically 1:500)
4. Floor plans and elevations (typically 1:100 or 1:200)
5. Site notice — must be erected on a durable, weatherproof material in a conspicuous position on the site on the day of or before the application
6. Newspaper notice — must be published in a locally circulating newspaper from your council's approved list. You must submit the full page showing the date of publication with your application.
7. Planning fee — see our fees guide (e.g. €65 for a house, €34 for an extension)
8. Additional reports as required (e.g. traffic assessment, environmental impact, flood risk, ecology)

Important timing: Both the site notice and newspaper notice must be published no more than 2 weeks before you submit the application. The site notice must remain in place for the full 5-week public consultation period (excluding 24 December to 1 January).

The Process

Week 0: Submit your application with all documents, notices, and fees to the planning authority.

Within 2 weeks: The council validates the application. If anything is missing or the notices are incorrect, the application may be declared invalid and returned. This is a common pitfall — follow the notice requirements precisely.

Public consultation (5 weeks from validation): Anyone can view the application and make submissions or observations (fee: €20). See our How to Object guide.

Within 8 weeks (from validation): The council makes a decision under Section 34 of the Act:

• Grant permission (possibly with conditions)
• Refuse permission (with reasons)
• Request further information under Section 26 (this stops the clock — you have up to 6 months to respond, and the council may require new public notices for significant revisions)

After decision: There is a 4-week appeal period during which the decision can be appealed to An Coimisiun Pleanala. See our Appeals guide.

How Long Does Permission Last?

• Standard permission: Valid for 5 years from the date of the final grant (though the council can set a period of 2 to 10 years)
• Outline permission: Valid for 3 years
• Extension of duration: You can apply to extend by up to 5 additional years if you apply in the last year of your permission, can show the development has substantially commenced, and will be completed within a reasonable time. The council must decide within 12 weeks. There is no public consultation or appeal for extensions.

Tips

• Start early — the process takes a minimum of 8 weeks, and further information requests can add months
• Attend a pre-planning meeting — it's free and can flag issues before you spend money on drawings
• Talk to your neighbours — addressing concerns early can avoid objections
• Follow the notice rules precisely — applications are frequently invalidated for technical errors in site notices or newspaper ads
• Respond to further information requests promptly — you have 6 months but delays cost you time
• Commencement notice: Before starting construction, you must notify the council with a commencement notice (at least 2 weeks before works begin)

Disclaimer

This guide provides general information about the planning application process in Ireland. For detailed requirements specific to your development, consult your local authority or a qualified planning professional.