Overview of The Planning Process
Added to SitesForSale: 4th Dec, 2006
For anyone looking to undertake a self-build, obtaining planning on a site can be a stressful and condusing process. This article outlines some of the basic principals behind the planning process.
What are the different types of planning permission
Outline Planning Permission (O.P.P.)
Outline Planning Permission provides a mechanism for finding out, in principal, if you will be allowed build on a particular site. The advantage of this approach is that you can find this out without having to go to the considerable expense and trouble of having detailed plans drawn up and submitted as only minimal drawings are required by the Local Authority. Outline Planning Permission remains valid for a period of 3 years and Full Planning Permission must be granted before you can commence work.
Full Planning Permission
Full Planning Permission is the granting of permission by the local authority to build on your site. Normally, this process takes no longer than 2-3 months, though it can take a lot longer if there are any objections. In any case, you must get a response within that time-frame even if it is only an acknowledgement or request for further information or permission will be granted by default.
In order to determine if planning will be granted, Local Authorities consult development plans, updated every 5 years. The development plan would typically contain information on zoning of areas, standards on acceptable standards/finishes for buildings as well as information on any other restrictions that may be in force in the area.
How Long Should The Planning Process Take?
In general, a valid and complete planning application will be dealt with by the local authority within a time-frame of 12 weeks from the date the application is submitted. In some instances, the local authority may request further information or a clarification of information from the applicant. This request for information should be made by the local authority within the first 8 weeks and the authority then has 4 weeks from receipt of this information to grant or refuse planning. Anyone can see a copy of your application and on payment of a fee of 20 euro, can make a written submission/observation on it. The decision on your planning permission will be notified to you and anyone who commented in writing on it.
On granting of planning, you will receive a 'Notice of intention to grant planning' from the local authority. The conditions relating to granting of planning (if any) will be included with this notification. There is then a window of 4 weeks where anyone who has commented on the initial application can appeal the decision to An Bord Pleanala. If there is no appeal during this window, planning will be formally granted.
Any appeal will be dealt with by An Bord Pleanala who have the power to grant permission with or without conditions, or to refuse planning. This process can take some time but An Bord Pleanala have an objective to process appeals within an 18 week time-frame.
Is there anything else I should be aware of when making an application
Yes, you must give notice of your proposals before applying for planning. This is done by placing a note in a locally circulated paper (sometimes more than one) as well as putting up a site notice that can be clearly read. It is important that this site notice remains in place for at least 5 weeks from receipt of the planning application and that it remains in a legible state (beware the elements!).
Is there a fee payable on applying for planning
Yes, a fee is payable to the Local Authority and the level of fee is dependent on the type of application. Currently, the fee is 65euro for an application to build a house.
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