Once your local authority accepts your application for planning permission, they will review it, as well as any submissions or observations made, and then make a decision. If and when a decision is made, any participant in the application has the right to appeal to An Bord Pleanála within four weeks of the decision date. A participant includes anybody that has paid the €20 fee and made an observation to the original planning application.
To file a planning appeal with An Bord Pleanála, you must do so within four weeks from the date of the planning authority’s decision. However, different rules may apply to other types of appeals, such as those made after being granted leave to appeal by the Board. To find out more about the rules for different types of appeals, contact An Bord Pleanála directly.

Your appeal should include the following information:

• Your full name and address,
• Details of the proposed development, including the local authority name, the planning register reference number, and (if a third party) the planning applicant’s name and address,
• The grounds of the appeal, with supporting material and arguments that relate only to planning issues
• The right fee (Fees information on the Bord Pleanála website here),
• With a third-party applicant, the acknowledgment from the planning authority that you made a submission or observations on the application to it.

If any required documentation is missing, the appeal will be considered invalid and will not be reviewed by An Bord Pleanála.

It’s important to note that you cannot provide additional information to the Board after filing your appeal unless requested by the Board.

If you decide to file an appeal with An Bord Pleanála, please note that a fee will be charged.

An Bord Pleanála aims to make a decision within 18 weeks. However, if this is not possible, it will inform all the parties of this.

In general, An Bord Pleanála will either:

• Grant planning permission,
• Grant planning permission with conditions, or amended conditions, or,
• Refuse planning permission.

Once a decision has been reached, anyone who made a submission will receive written notification of the decision.