Overview of Planning in Ireland

The planning system will continue to operate under the relevant sections of the Act of 2000 until the equivalent sections of the Act of 2024 are commenced on a phased basis.

The information below outlines how the Planning system currently operates under the Act of 2000.

Further detailed guides to the various aspects of the Irish planning system can be found on the website of The Office of the Planning Regulator

To read more about the forthcoming changes to planning under the Planning and Development Act 2024 see Key Policy Reforms - Planning and Development Act 2024

Planning enables us to make the best use of our resources; protect the environment and heritage of our towns; ensure cities and countryside are protected and to enable the development needed to meet our infrastructure needs to progress.

Proper planning is essential for ensuring appropriate development. It identifies which development is necessary, evaluates areas for protection or enhancement, and assesses the suitability of proposed projects.

The Minister for Housing, Local Government and Heritage, in conjunction with the Office of the Planning Regulator operationally, oversees the development and implementation of national planning policy and legislation at local and regional levels.

Ireland has an open and participative planning system which encourages citizens to have their voices heard in the development plan making process; make observations on proposed developments in a transparent manner and appeal decisions and processes perceived as incorrect. In doing so, the planning system enables communities to shape planning matters in their locality.

The National Planning Framework (NPF) is a national document that guides strategic planning and development for the country over the next 20+ years, so that as the population grows, that growth is sustainable (in economic, social and environmental terms). Click here for additional information about the recent revision of the NPF

The National Planning Framework (NPF) and the National Development Plan (NDP) will guide Ireland's three Regional Assemblies in creating their Regional Spatial and Economic Strategies (RSES). These strategies coordinate Development Plans to ensure alignment at national, regional, and local levels. Click here to find out more about the work of the regional assemblies.

At local level the responsibility for planning rests with local planning authorities. Local authorities prepare development plans, local area plans and planning schemes which guide development in their areas. Such plans are informed by national planning policy, environmental directives and Ministerial Guidelines. These plans are responsible for determining the outcome of the majority of planning applications.

The development plan currently outlines the local community's planning policies for six years and includes detailed information on land use and development objectives. It also includes a written statement and maps for sustainable growth, ensuring alignment with National (NPF) and Regional (RSES) policies.

Elected councillors create, review and alter the development plan, informed by both technical assistance from officials and extensive public consultation.

Local area plans outline specific planning policies for [smaller/ specific] areas earmarked for significant development within the functional area of a local authority. These local plans must align with national, regional and core development strategies and are also subject to public consultation.

Local Authorities make decisions on planning based on consideration of the proposed development having regard to the relevant local, regional and national plans and policies and any other environmental considerations.

The vast majority of such decisions are made by planning authorities at local level, however larger-scale developments, known as Strategic Infrastructure Development (SID) or Largescale Residential development (LRD), are submitted directly to An Bord Pleanála.

In general, all development or alteration of land or property requires permission, unless specifically exempted.

More guidance on planning permission is available from the Office of the Planning Regulator here: A-Guide-to-Planning-Permission.pdf.

Public access to the status of planning applications is easily obtainable through your local authority's website, which you can findby clicking here.

Unauthorised development can be as a result of going beyond what was granted permission, not complying with a condition of permission or not having permission at all. Your local planning authority will be able to advise you about this.

Where the planning authority concludes that unauthorised development has taken place, enforcement procedures may be invoked this can include court appearances, penalties (such as significant fines or even imprisonment).

More guidance on enforcement is available here: A-Guide-to-Planning-Enforcement-in-Ireland.pdf.

An Bord Pleanála is Ireland's national planning appeals board, established by the Government to provide an independent, open and impartial system for planning appeals. Individuals who apply for planning permission or make submissions to planning authorities can appeal decisions to the board, which also assesses Strategic Infrastructure Development (SID), Large-scale residential (LRD) and certain Local Authority applications. Click here to read more about An Bord Pleanála