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Can I appeal a planning decision in Ireland?

Yes. Anyone who made a valid submission or observation to the local authority (or, in limited cases, others such as the applicant) can appeal a planning decision to An Coimisiún Pleanála within four weeks of the local authority's decision, on payment of the prescribed appeal fee.

A planning applicant can always appeal a local authority's decision to refuse permission, or to grant it subject to conditions they object to. A third party — such as a neighbour — can also appeal, but generally only if they made a valid written submission or observation to the local authority during the original public consultation period; this requirement exists to keep the appeal system focused on people who engaged with the process from the start.

Appeals go to An Coimisiún Pleanála (the independent national planning appeals body, formerly known as An Bord Pleanála), and must be lodged within four weeks of the date of the local authority's decision. This deadline is strict and is very rarely extended, so it is important to note the decision date as soon as it is issued and act promptly.

The appeal must be made in writing, state the grounds of appeal in full, identify the decision being appealed, and be accompanied by the correct statutory fee — third-party appellants pay a different, higher fee than the original applicant. An Coimisiún Pleanála then conducts its own independent assessment, which can include a site visit and, in some cases, an oral hearing, before issuing a fresh decision that can uphold, reverse, or vary the local authority's decision.

How to lodge a valid appeal

Follow these steps when appealing a planning decision:

  • Confirm you made a valid submission on the original application, if you are a third party rather than the applicant
  • Note the exact date of the local authority's decision from the decision order or notification
  • Prepare a written appeal setting out your grounds clearly and specifically, referencing the application number
  • Pay the correct statutory appeal fee for your category of appellant (applicant or third party)
  • Submit the appeal to An Coimisiún Pleanála within four weeks of the decision date
  • Keep proof of the date the appeal was lodged, since the deadline is strictly enforced
  • Respond to any requests from An Coimisiún Pleanála for further submissions during the appeal process

An Coimisiún Pleanála will notify other parties to the original application of the appeal and give them an opportunity to respond before making its decision.

What An Coimisiún Pleanála considers

The appeals body carries out a full, fresh assessment of the planning merits, having regard to the proper planning and sustainable development of the area, the relevant development plan, and any submissions made, rather than simply reviewing whether the council followed correct procedure. Its decision is final, subject only to a possible judicial review in the High Court on a point of law, which has its own strict and short time limit.

Sources

Last reviewed 20 August 2026. General information only — not legal or planning advice.

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