A Guide to Making a Planning Application - OPR

1 A Guide to Making a Planning Application Planning Leaflet 4. A Guide to Making a Planning Application Where Planning permission is required to carry out development or to change the use of land or buildings, you must prepare and lodge a Planning Application with your local Planning authority (city or county council). This leaflet is a practical Guide to assist you in preparing an Application for Planning permission. You must submit the correct documents with your Planning Application to ensure that it complies with Planning law. If your Application is not complete, it will be returned to you. This leaflet is not a definitive legal interpretation of Planning law. For more information, you should consult with your local Planning authority. A Guide to Making a Planning Application 3. 1. Where do I apply for Planning There are circumstances when you may want permission? to apply for outline permission. For example, You should lodge your Application for you may wish to see if the Planning authority Planning permission with the Planning agrees with your proposed development in authority for your area, which will be one of principle but you may not wish to incur the the 31 local authorities in Ireland (city or expense of having detailed plans prepared.)

2 County councils). Application forms and If you obtain outline permission, you must information are available from your Planning obtain full permission before starting work. authority either at their offices or on their website. Planning permission for more In most cases, a subsequent Application for complex developments, strategic full Planning permission must be made infrastructure and strategic housing within three years of when the outline developments must be obtained from An permission was granted. Outline permission Bord Plean la. cannot be sought for: retention of a structure, For more information see Planning Leaflet works to a protected structure or a 14 Strategic Infrastructure development . proposed protected structure, developments which require an 2. How do I apply for Planning environmental impact assessment (EIA), permission? developments which require an integrated You must complete a Planning Application pollution control (IPC) licence, or form and submit it with the required developments which require a waste documents (see Questions 9 to 15 below) licence.

3 And the appropriate fee to your local Planning authority. 4. Where do I get an Application form? 3. Are there different types of You can obtain a Planning Application form Planning permission? from your local Planning authority either via Yes. There are two types of Planning their offices or website. There may be permission. An Application may be made for: different forms for different types of permission, or development - domestic, agricultural, outline permission. industrial, etc. The most common type of Application is for permission, sometimes referred to as full permission. An Application for full permission requires detailed plans and full particulars of the proposed development . A Guide to Making a Planning Application 4. 5. Can I get advice from the site or property to allow you to carry out Planning authority? the proposed development or make the Yes, you may consult with your local Planning Application . Alternatively, you must have the authority before lodging a Planning applica- written consent of the person who has that tion.

4 It is a good idea to do so, particularly legal interest. If a Planning Application is when you are unsure of local Planning policies made by a prospective purchaser or tenant, or if your proposal is complex. However, there the owner's written consent should normally is no obligation for you to do so. be provided with the Application . Prior contact with your local Planning 7. What information must be authority can be useful to confirm: included in a valid Planning the documents (and the number of copies) Application ? which you must submit with your Planning In general, a valid Planning Application must Application ; always include: the detail needed; copies of public notices; (newspaper notice fee to be paid; and and site notice) (See Questions 13 . public notice requirements, etc. the name and address of the applicant, the area and location of the land or structure All Planning authorities must provide access concerned and the legal interest of the to pre- Application consultations within a rea- applicant.)

5 Sonable period of a request being made under all the required plans, maps and drawings the provisions of Section 247 of the Planning and a schedule listing the plans, maps and and development Act 2000 (as amended). It drawings;. can be helpful to get the Planning authority's a location map (minimum scale 1:1000);. advice on particular aspects of the develop- site or layout plans (minimum scale 1:500);. ment plan that may influence the decision on other plans and elevations of proposals;. the Planning Application . (minimum scale 1:200) (except for outline permission);. Every local authority office and website pro- a plan showing the position on the land vides details of how to access this service and where the site notice has been erected;. the terms and conditions which apply. This the appropriate fee; and service is provided without prejudice to the six copies of plans and maps. In the case of Planning authority's final decision. protected structures or proposed protected structures, ten copies are usually required.

6 6. Who can make a Planning Application ? You should always check with your Planning If you wish to lodge a Planning Application , authority that you meet all the require- you must have sufficient legal interest in the ments. An incomplete Application is invalid A Guide to Making a Planning Application 5. and will be returned to you with the fee. The 9. How much will my statutory eight week period for deciding an Application cost? Application begins from the time you submit You must pay a fee with the Planning a valid Application . When the last day for Application and it must accompany the ap- giving a decision falls on a weekend, public plication or it will be invalid. The amount de- holiday or other day the Planning authority pends on the type of development proposed is closed, the decision will be given on the and the type of permission sought. next working day. In calculating any time limit, the period between the 24th December You pay a flat rate fee for an Application to and 1st January is disregarded.

7 Construct a new house while fees for com- mercial developments are based on the floor There may be specific requirements area. Reduced rates apply to applications for depending on the type of development outline permission and a refund of fees may you want permission for. arise for certain repeat applications . The fees for applications for permission to retain You must show clearly and in sufficient unauthorised development are three times detail: greater than the normal fee. Full details your development proposals, including of fees are listed in the explanatory notes site layout plans and other scaled plans accompanying the Application form. depending on the nature of the proposed development ; In addition to the fee you pay at the time what the development will look like when of Application , it may be a condition of any finished, which can include plans and grant of Planning permission that you also visuals; and pay a development contribution to the how the proposed development will relate Planning authority.

8 This contributes to the to the site and to the adjoining structures cost of public infrastructure and facilities and properties. Drawings and streetscape ( roads, surface water drainage, recrea- illustrations are useful in this context. tional and community facilities, etc.) which facilitates your development . development 8. Can I get help in filling in contributions differ from place to place and the form? for different types of development . They Planning Application forms come with are separate from any fees you may pay for explanatory notes. You should read these connection to services such as water and notes carefully before completing the form. sewerage. You can ask your Planning The Planning authority can give you advice. authority for details. You can also get an agent ( a Planning consultant, engineer, architect) to make the Application on your behalf. A Guide to Making a Planning Application 6. plan showing where on the land the site a notice has been erected,*. six copies of a site or layout plan (at a scale of not less than 1:500).

9 *. (All maps must be in metric scale. If the development applies to a protected structure or to the exterior of a structure within an Architectural Conservation Area, the Application must be accompanied by photographs, plans and other details, which will show how the development will affect the character of the structure), six copies of any other plans, elevations 10. What documents do I need and sections, to submit? ten copies where an Application includes The documents which you need to submit works to be carried out on a Protected with your Application will depend on the Structure/Proposed Protected Structure, type of development proposed. They will and need to show clearly and in sufficient detail: ten copies where an Application is your development proposals, accompanied by an (Environmental what the development will look like when Impact Assessment Report). it is finished, and how it will relate to the site and to If the Application is for outline permission adjoining structures and property etc.

10 Only, the documents marked * in the above list must be submitted. This is to enable the Your local Planning authority can clarify any Planning authority to assess the siting, layout specific documents and details they may or other proposals for development in the require. In general, however, you must Application . always submit the following: a completed Planning Application form,* applications for a change of use should the relevant Planning Application fee,* also include a statement of the existing use the page of the newspaper showing the and of the proposed use with details of the notice,* nature and extent of the proposed use. a copy of the erected site notice,*. six copies of the site location map* (at a scale of not less than 1:1000 in a built-up area and not less than 1:2500 in all other areas), A Guide to Making a Planning Application 7. details you submit with your Planning Application . Make sure your Application meets these requirements and that the If in doubt or if you are person preparing your Application is familiar preparing your Planning with them.