Pre-Planning Consultation in Ireland

A pre-planning consultation is a meeting with your local authority's planning department to discuss a proposed development before you submit a formal planning application. It is one of the most valuable steps in the planning process and is provided for under Section 247 of the Planning and Development Act 2000 (as amended).

Why Have a Pre-Planning Meeting?

A pre-planning consultation allows you to:

• Get early feedback on whether your proposal is likely to be acceptable
• Understand the relevant policies in the County or City Development Plan and how they apply to your site
• Identify potential issues (zoning conflicts, design concerns, traffic, drainage) before you spend money on detailed drawings
• Discuss alternatives that might be more likely to succeed
• Save time and money by avoiding an application that would be refused or require costly amendments

Is Pre-Planning Mandatory?

For most developments, pre-planning is voluntary but strongly recommended. However, it is mandatory for:

• Large-scale Residential Developments (LRDs): Developments of 100 or more housing units (or 200+ bed spaces of student accommodation) must engage in pre-planning consultation under Section 247 and request a formal LRD meeting under Section 32 of the Act. The application must be submitted within 6 months of receiving the LRD opinion. Fee: €1,500.

Cost

• Standard pre-planning consultations are generally free or available at very low cost. Practices vary by local authority — some require a written request, others have online booking systems.
• LRD pre-planning meetings: €1,500 fee.

How to Request a Meeting

1. Contact your local authority's planning department — by phone, email, or through their website
2. Submit a written request outlining your proposal and the site location
3. The planning authority must provide access to a consultation within a reasonable period
4. For LRDs, the authority must schedule the meeting within 4 weeks of receiving the request

What to Bring

Come prepared with:

• Site location map (Ordnance Survey, 1:1000 scale for urban areas, 1:2500 for rural)
• Sketch drawings of the proposed development (site layout, floor plans, elevations) — they don't need to be final or professional at this stage
• Design concepts and any alternatives you've considered
• Policy rationale — if you've reviewed the development plan, note the relevant zoning and policies
• A list of questions you want answered

What Happens at the Meeting

The planner will:

• Review your proposal against the development plan objectives and zoning for the area
• Advise on any policies or standards that may affect your application (e.g. density guidelines, building height, parking standards, open space requirements)
• Identify potential issues or concerns that could lead to a refusal
• Suggest modifications that might make the proposal more acceptable
• Explain what documentation you'll need to submit with your application

The meeting is advisory — the planner cannot guarantee a particular outcome. A positive pre-planning discussion does not mean your application will be granted.

Are Notes Kept?

Yes. Under Section 247(5) of the Act, the planning authority must keep a written record of the consultation, including the time, place, and details discussed. Key points:

• The record is kept on file by the planning authority
• If you subsequently submit a planning application, the pre-planning consultation record is incorporated into the planning file and made publicly available
• Anyone can view it, including neighbours and third parties making submissions
• The record provides transparency about what advice was given before the application was submitted

Tips for a Productive Meeting

• Go early — consult before you've committed to a specific design. It's much easier to adjust plans at sketch stage.
• Be open to alternatives — the planner may suggest a different approach that has a better chance of success
• Take notes — record the key points of advice given, as the official record may be brief
• Follow the advice — applications that depart significantly from pre-planning advice are more likely to face difficulties
• Bring your architect if you have one — they can discuss technical aspects directly with the planner

Related Guides

• How to Apply for Planning Permission — the full application process
• Do I Need Planning Permission? — check if your project needs permission
• Planning Permission Fees — fee schedule

Disclaimer

This guide provides general information about pre-planning consultations in Ireland. Practices vary by local authority. Contact your local planning authority directly for their specific pre-planning process and requirements.