How to Object to a Planning Application in Ireland

Who can make a planning objection?

Under Article 29 of the Planning and Development Regulations 2001, any person or body may make a submission or observation on a planning application, and the planning authority must have regard to it under s.34(3) of the Planning and Development Act 2000. This includes neighbours, community groups, residents' associations, and individual members of the public regardless of where they live.

The 5-week window

Observations must be received by the planning authority within 5 weeks (35 days) from the date of receipt of the application by the planning authority — not the date you saw it advertised. This date is on the planning application on your local council's planning portal.

Once this window closes, late submissions are not accepted and are returned to you with the fee (Article 29(3)). The Planning and Development Act 2024 is being brought into force in stages, so check the current commencement position and any changes to these procedures before relying on this guide.

The €20 observation fee

A fee of €20 must accompany your observation. This can typically be paid online via your local authority's planning portal, or by cheque/money order to the planning department. The fee applies per observation submission (not per ground of objection).

Valid grounds for objection

Your objection must be based on planning grounds — not personal preference or property values. Valid grounds include:

• Overlooking and loss of privacy — windows or terraces that directly overlook your habitable rooms or garden
• Overshadowing and loss of natural light — particularly for south-facing aspects
• Traffic hazard — access arrangements that create road safety issues
• Drainage and flood risk — proposals that may exacerbate existing drainage problems
• Inconsistency with the Development Plan — uses or densities that conflict with the local authority's adopted Development Plan zoning objectives
• Visual impact and character — developments out of scale or character with the established neighbourhood
• Ecological impact — effect on protected species or habitats

What to include in your objection

• Your name, address, phone number or email (if any) and a correspondence address (Article 29(1)(b))
• The planning reference number (found on the site notice and planning portal)
• The address of the development
• Your specific grounds of objection, clearly stated with supporting reasons
• Any supporting documentation — photographs, maps, measurements, expert opinions
• The observation fee of €20

What happens after you submit?

The planning authority acknowledges your submission (Article 29(2)) and must have regard to it when deciding the application. Your submission becomes part of the public planning file, and the authority notifies you of its decision within 3 working days of making it (Article 31).

The planning authority must issue a decision within 8 weeks of receiving the application (or longer if an Environmental Impact Assessment is required). If they grant permission, you can appeal to An Coimisiún Pleanála (formerly An Bord Pleanála) within 4 weeks of the decision, for a fee of €220. Only a person who made a submission to the planning authority may appeal (s.37(1)(a) of the 2000 Act).