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The decision making process

Step 1 - Notices

Notice published in newspaper and site notice erected.

Step 2 - 2 weeks later

Planning application must be lodged within 2 weeks of the publication of the newspaper notice.

Step 3 - Between 2 weeks and 5 weeks

Planning application is acknowledged by the planning authority. Submissions or objections are considered. If the initial documentation submitted is not correct/complete, the planning application will be invalidated.

Step 4 - Between 5 and 8 weeks

The planning authority issues notice of their decision on the application. (Alternatively, they may request further information.) 4 weeks after issue of notice of decision When a notification of a decision issues by the planning authority, there follows a period of 4 weeks, within which the applicant or a third party can appeal the decision to An Bord Pleanála. Where no appeal is lodged within the 4 week period the planning authority issues the "final grant" of permission, except where they have already indicated a decision to refuse.An appeal may take longer than the application to decide but An Bord Pleanála has an objective to decide appeals within 18 weeks of receipt of an appeal. Note: In some cases the planning authority may request further information before issuing a decision. In this case, the applicant has 6 months to respond to this request for further information. The planning authority must make its decision within 4 weeks of the date of receipt of a full response to this request for further information. In some cases a request for clarification of the further information submitted may be made and in this case the applicant must submit clarification within 6 months from the date of the initial further information request. In cases where an environmental impact statement has been submitted as part of the application, the timescale for making a decision on foot of the further information received is 8 weeks, rather than the usual 4 weeks.

A commencement notice will be enclosed (if relevant) with the final grant of permission. This notice should be completed and received by the building control authority not less than 14 days and no more than 28 days before the commencement date of the development works. The notice must be accompanied by the relevant fee (€30). It is only after this has been submitted and all predevelopment conditions (including the payment of development contributions (if applicable)) have been complied with that development work can commence.

Please note: calculation of time limits in the planning application process over the Christmas period

Section 251 of the Planning and Development Act 2000 provides that in calculating any appropriate period or other time limit referred to in the Act(other than a period specified in Part III) or in any regulations made under the Act, the period between the 24th day of December and the first day of January, both days inclusive, shall be disregarded. Accordingly, all time limits specified in connection with the planning application process, including time limits relating to the maintenance of site notices and receipt of submissions or observations (Articles 20 and 29 of the Planning and Development Regulations, 2001) are extended by 9 days