How to Object to a Planning Application in Ireland
To object to a planning application in Ireland, send a written submission to the planning authority with the €20 prescribed fee within 5 weeks of the date the application was received. Your submission must give your name and address, quote the application reference, and set out material planning grounds such as overlooking, traffic hazard, or contravention of the development plan.
Build a properly structured submission below. Choose your grounds, add your own local knowledge, and get a complete letter ready to print and post.
The 5 steps to a valid planning submission
- 1
Check the deadline
You have 5 weeks from the date the planning authority received the application. The date is on the site notice and on the council's online register. The period 24 December to 1 January is excluded.
- 2
Choose valid planning grounds
Only material planning considerations count: overlooking, overshadowing, traffic hazard, contravention of the development plan, overdevelopment, drainage, noise, and heritage impact. Property values, boundary disputes and personal objections carry no weight.
- 3
Write the submission
State your name and address, quote the application reference number, identify the development, and set out each ground clearly. Add specific local knowledge, which is what makes a submission persuasive.
- 4
Pay the €20 fee and send it
Enclose the prescribed €20 fee. Submissions without the fee are not considered. Post or deliver it to the planning authority, or use their online portal where one exists.
- 5
Watch for the decision
Making a valid submission entitles you to be notified of the decision, and gives you the right to appeal it to An Coimisiún Pleanála within 4 weeks for €220.
Valid grounds for objecting to planning permission
A planning authority can only take material planning considerations into account. These are the grounds that count:
| Ground | What it means |
|---|---|
| Overlooking / loss of privacy | The proposed development would result in overlooking of my property and a significant loss of privacy. |
| Overshadowing / loss of light | The scale, height, and proximity of the proposed development would cause material overshadowing and loss of daylight to adjoining property, seriously injuring the residential amenity of the area.. |
| Traffic and road safety | The proposed development would endanger public safety by reason of a traffic hazard. |
| Visual amenity / character of the area | The design, scale, and massing of the proposed development are out of character with the established pattern of development in the area and would be visually obtrusive, contrary to the zoning objectives and design standards of the Development Plan.. |
| Overdevelopment of the site | The proposal represents overdevelopment of the site. |
| Contravention of the Development Plan / zoning | The proposed development materially contravenes the zoning objectives and/or specific policies of the County/City Development Plan for this area, and permitting it would undermine the proper planning and sustainable development of the area.. |
| Drainage, flooding, or services | The proposal raises significant concerns regarding surface water drainage and flood risk. |
| Noise, disturbance, or intensification of use | The proposed use/development would give rise to noise and general disturbance beyond what is reasonable in this location, materially affecting the residential amenity currently enjoyed by neighbouring occupiers.. |
| Impact on protected structure / heritage | The proposed development would adversely affect the character and setting of a protected structure and/or the architectural heritage of the area, contrary to Part IV of the Planning and Development Act 2000.. |
What does not count: the effect on property values, boundary or right-of-way disputes, competition with your business, the identity or character of the applicant, and matters covered by other codes such as building regulations. Raising these weakens an otherwise good submission.
Before you send it
- ⚠The deadline is 5 weeks from the date the planning authority RECEIVED the application (excluding 24 December to 1 January) -- check the date on the site notice or the authority's register.
- ⚠Include the €20 prescribed fee -- submissions without the fee are not considered.
- ⚠State your name and address, quote the application reference, and identify the development.
- ⚠Only planning considerations count: amenity, traffic, the Development Plan, heritage, drainage. Property values, boundary disputes, or personal matters carry no weight and can undermine your submission.
- ⚠Making a valid submission gives you the right to be notified of the decision and to appeal it to An Coimisiún Pleanála, formerly An Bord Pleanála (€220), within 4 weeks of the decision.
- ⚠Post it or deliver it to the planning authority's offices (many authorities also accept submissions through their online portal).
Frequently asked questions
How much does it cost to object to a planning application in Ireland?
€20. That is the prescribed fee for a submission or observation to the planning authority, and a submission sent without it will not be considered. If you later appeal the decision to An Coimisiún Pleanála, that costs a further €220.
How long do I have to object to a planning application?
5 weeks from the date the planning authority received the application, excluding 24 December to 1 January. The date of receipt is shown on the site notice and on the council's planning register. Late submissions are returned unread with the fee.
What are valid grounds for objecting to planning permission in Ireland?
Only material planning considerations: overlooking and loss of privacy, overshadowing and loss of light, traffic hazard and road safety, visual amenity and the character of the area, overdevelopment of the site, contravention of the County or City Development Plan, drainage and flood risk, noise and disturbance, and impact on a protected structure. Property values, boundary disputes, business competition and personal disputes are not planning matters and can weaken your submission.
Can I object to a planning application anonymously?
No. A valid submission must include your name and address, and submissions are published on the council's planning register where anyone can read them. Anonymous submissions are invalid and will not be considered.
Does objecting actually stop a planning application?
Sometimes. A submission cannot veto an application, but the planning authority must consider every valid submission in its decision, and well-argued planning grounds frequently result in refusals or in conditions attached to a grant. Making a submission also preserves your right to appeal the decision.
Related
Read the full guide to objecting to planning permission, find the application you want to object to in the planning register, or read about appealing a decision to An Coimisiún Pleanála.
