Appealing a planning permission decision - Citizens Information

Appealing a planning permission decision. Introduction; Rules; Rates; How to apply; Where to apply. Introduction. If your local authority ( ... Cookiesoncitizensinformation.ie Weusecookiestocollectinformationabouthowyouusecitizensinformation.ie. Thishelpsustoimproveyourexperience.Youcanfindoutmoreaboutthecookiesweuseinour Cookienotice.Youcanalsoreadour Privacypolicy. Youcanacceptallcookiesoryoucanchosewhichcookiestoacceptorreject.Youcanchangeyourcookie preferencesatanytimebyusingtheMycookiepreferenceslink atthebottomofeachpage. 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YoucanonlyappealadecisiontoAnBordPleanálaif you: Appliedtotheplanningauthorityfortheproposeddevelopment.Thisis calledafirst-partyappeal. Madeawrittensubmissionorobservationtotheplanningauthorityabout theproposeddevelopmentatanearlierstageandyouhaveacopyofthe acknowledgmentdocumentyoureceivedfromthelocallauthority.Thisis calledathird-partyappeal. Forexample,youcanappeal: Allorpartoftheplanningauthority'sdecisionaboutyourplanning application Againstadecisiontogivesomeoneelseplanningpermission.Inthiscase youmusthavemadeawrittensubmissionorobservationtotheplanning authorityontherelevantapplication. Thereare3exceptionsthatallowcertainorganisationsandpeopletoappeal someoneelse’splanningdecisionincertaincircumstances,eveniftheyhave notmadesubmissionsorobservationsattheplanningauthoritystage.These include: SpecificorganisationslistedinthePlanning andDevelopmentRegulationsthatshouldhavebeennotifiedabouta planningapplicationasrequiredbylaw,butwerenotinformedofthe application Organisationsthatpromoteenvironmentalprotection,ifanEnvironmental ImpactAssessmentReport(EIAR)wasnotsubmittedwithaplanning applicationwhenithadtohaveone Anyonewhohasaninterestinthelandwhichbordersthesitewhere planningpermissionhasbeengranted.Inthissituationyouapplytothe Boardforleave toappealthedecision.Youmustmeetstrictconditionstobegranted leavetoappealbytheBoard.Theseconditionsarethatyoudidnotmakea submissiononanapplication;andthepermissionconditionsattachedtoa grantonthatapplicationnowimpactlandwhichyouhaveaninterestin, andthelandisbesidetheproposeddevelopmentsite. IftheBoardgrantsyou‘leavetoappeal’,youmustmakeyourappeal withintwoweeksofreceivingnotificationofthis.Moredetailsonmakinga leavetoappealapplicationisavailableonpleanala.ie. Ifavalidappealhasalreadybeenmadebyeithertheapplicantorathird party,anyotherpersoncanbecomean"observer"andmakeobservations ontheappeal. Applicants,appellantsortheplanningauthorityinvolvedintheappealcan requestanoral hearingonaplanningappeal.Anoralhearingisapublicmeetingtoallow relevantissuesinacasetobediscussedandexamined.AnBordPleanálawill normallyonlygrantanoralhearingifthecaseisparticularlycomplexor significantnationalorlocalissuesareinvolved. AnBordPleanálaaimstomakeadecisionwithin18weeks.However,ifthis isnotpossible,itmayinformallthepartiesofthis. Ingeneral,AnBordPleanálawilleither: Grantplanningpermission Grantplanningpermissionwithconditions,oramendedconditions,or Refuseplanningpermission. Onceadecisionisreachedinaplanningappeal,theBoardwillnotdiscuss theprosandconsofthedecision.Alldecisionsarefinalandcanonlybe challengedbyjudicialreviewintheHighCourtonapointoflaw.Inthese situations,theHighCourtwilljudgeiftheBoardfolloweddueprocessin reachingitsdecision,butwillnotlookattheplanningmeritsofan appeal. Anyonecaninspectthecasefileaftertheappealhasbeendecided.Case detailsincludingtheinspector'sreport,BoardDirectionandBoardOrdercan bereadonlineatpleanala.ie.Thefull casefilecanbeviewedattheBoard'sofficesforaperiodofatleast5years aftertheappealdecision.AnBordPleanálahasmoreinformationonthisin itsguideonViewing adecidedcasefile:PublicAccess(pdf). Rules YoumustmaketheplanningappealtoAnBordPleanálawithin4weeksofthe datethedecisionwasmadebytheplanningauthority.Someothertypesof appealsmayhavedifferentrules,forexamplemakingaplanningappealafter beinggrantedleavetoappealbytheBoard.Youcanfindoutmoreaboutthe rulesforothertypesofappealsonpleanala.ieorbycontactingAnBord Pleanála. Yourappealmustincludethefollowing: Yourownnameandaddress Detailsoftheproposeddevelopment,thenameofthelocalauthority,the planningregisterreferencenumberand(ifyouareathirdparty)the planningapplicant'snameandaddress Thefullgroundsoftheappealwithsupportingmaterialandarguments. Thegroundsoftheappealmustrelatetoplanningissuesonly.TheBoard cannottakeotherissuesintoconsideration. Thecorrectfee Ifyouareathird-partyapplicant,theacknowledgementfromtheplanning authoritythatyoumadeasubmissionorobservationsontheapplicationto it Ifyoudonotsubmitallthedocumentation,theappealwillbeconsidered invalidandcannotbeconsideredbyAnBordPleanála. YoucannotgivetheBoardadditionalinformationafteryouhavemadeyour appeal,unlesstheBoardrequeststhis. Rates YouwillbechargedafeeifyouwishtomakeanappealtoAnBordPleanála. Thefeeformakingan appealdependsonthetypeofcaseandtherelevantlegislation. Howtoapply TheappealmustbemadeinwritingtotheSecretaryofAnBordPleanálaat theaddressbelow.AnBordPleanálahaseasy-to-readguideswithinformation onmakingaplanning appeal,makingan observationonaplanningappealandrequesting anoralhearingonaplanningappeal. Wheretoapply AnBordPleanála 64MarlboroughStreetDublin1IrelandD01V902 Tel:(01)8588100 Locall:1890275175 Fax:(01)8722684 Homepage:http://www.pleanala.ie Email:[email protected] Pageedited: 9January2020 RelatedDocuments PlanningPermission Introductiontothedifferenttypesofplanningpermissionincludingdomestichousing.Howandwheretoapplyforplanningpermission. HowtosupportorobjecttoaplanningapplicationwithAnBord Pleanála ItispossibleforanyonetosupportorobjecttoaplanningapplicationwithAnBordPleanála.Findouthowtomakeasubmissionorobservation. AnBordPleanála AnBordPleanálaisanindependentbodywhichwassetupbytheGovernmenttooperateanopenandimpartialplanningappealsystem. ContactUs IfyouhaveaquestionaboutthistopicyoucancontacttheCitizensInformationPhoneServiceon0818074000(MondaytoFriday,9amto8pm). YoucanalsocontactyourlocalCitizensInformationCentre. Managecookiepreferences Managepreferences