How to Object to a Planning Application

How to Make a Submission on a Planning Application in Ireland

In Irish planning law, the formal term is "submission" or "observation" rather than "objection." Under the Planning and Development Act 2000, anyone can make a submission on any planning application — you don't need to be a direct neighbour or have any particular interest in the site.

Important: All submissions are public documents and can be viewed by anyone, including the applicant. Be aware of this when including personal information.

When Can You Make a Submission?

You have 5 weeks from the date the application is validated (received) by the planning authority. The exact deadline is shown on the site notice erected at the site and in the newspaper notice. The period excludes 24 December to 1 January.

How to Submit

1. Write a letter or complete the council's submission form, setting out your concerns
2. Pay the fee — currently €20 per submission
3. Send to the local authority (not to the applicant) before the deadline

What to Include

Your submission should focus on proper planning and sustainable development — the legal test the planning authority must apply under Section 34 of the Act.

Valid planning grounds include:

• Impact on residential amenity (overlooking, overshadowing, loss of light, noise)
• Traffic safety and parking concerns
• Design and visual impact on the streetscape or landscape
• Impact on the character of the area
• Overdevelopment of the site
• Non-compliance with the County Development Plan, Local Area Plan, or zoning objectives
• Drainage and flooding concerns (especially surface water management)
• Environmental impact (ecology, trees, habitats)
• Impact on protected structures or Architectural Conservation Areas
• Precedent effect — if granted, would it set a precedent for similar unwanted development?
• Inconsistency with national policy (the National Planning Framework, Regional Spatial and Economic Strategies)

Not valid planning grounds:

• Loss of property value (not a planning consideration in Irish law)
• Personal disputes with the applicant
• Competition with your business
• Issues covered by building regulations (these are separate from planning)
• The identity of the applicant
• Boundary disputes or property rights (these are civil matters)

Tips for Effective Submissions

• Reference specific policies — cite the relevant section or objective of the County Development Plan (e.g. "Section 12.4 of the Cork County Development Plan 2022-2028 states...")
• Be factual — include measurements, photos, maps, and evidence where possible
• Be relevant — stick to planning grounds. Irrelevant points weaken your submission.
• Be timely — submit well before the deadline. Late submissions are not accepted.
• Be respectful — remember that submissions are public documents and are read by professional planners

What Happens to Your Submission

The council's planning officer reads all submissions received during the public consultation period. They summarise the issues raised in their planner's report, which also considers the development plan, site visit observations, and technical reports. The planner then makes a recommendation to grant or refuse, and the decision-maker (senior planner or elected members in certain cases) makes the final decision.

You will be notified of the decision by the planning authority.

If You Disagree with the Decision

If you made a submission and are unhappy with the decision, you can appeal to An Coimisiun Pleanala within 4 weeks of the decision (fee: €220 for third-party appeals). See our Appeals guide for the full process.

Only people who made a submission to the local authority (or prescribed bodies) can lodge a third-party appeal.

Disclaimer

This guide provides general information about the planning submission process in Ireland. For advice on a specific application, consult your local authority or a planning professional.