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Explainer

How Do I Appeal a Decision I'm Unhappy With?

When a local authority grants or refuses permission, that decision can be appealed to An Coimisiún Pleanála. This guide covers who can appeal, by when, and what an appeal must contain.

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General guidance. This summarises the standard appeal process. Some case types have different rules and timeframes, and the detail of your case matters. It is general information, not formal advice. Talk to us about a specific decision, a well-argued appeal turns on planning grounds, and that's our work.
The one deadline that matters: you must appeal within 4 weeks of the date of the local authority's decision. Miss it and the decision stands.

Who Can Appeal?

There are two main routes:

  • › First-party appeal, you applied for the permission and want to challenge a refusal, or a condition attached to a grant.
  • › Third-party appeal, you made a submission or observation on the application at the local-authority stage (and have the acknowledgement). You can appeal the decision or its conditions.

If you own land bordering a site but didn't make a submission, you can't appeal as of right, you must first apply for "leave to appeal" and meet strict conditions; if granted, you then have 2 weeks to appeal.

What a Valid Appeal Must Contain

  • › Your name and address (and your planning agent's, if you use one).
  • › Enough detail to identify the application, the planning authority and register reference number, and a copy of the decision.
  • › Your grounds of appeal, with supporting arguments, relating to planning issues only.
  • › The correct fee, and (for a third-party appeal) the authority's acknowledgement of your original submission.
How you lodge it matters. Appeals go in via An Coimisiún Pleanála's online platform, or by post or hand-delivery to their office. An appeal sent by email, dropped in a letterbox, or left with security is invalid. The online option must be completed in one session, prepare it fully first.

What Happens Next

An inspector assesses the appeal and the documents, usually visits the site, and writes a report and recommendation; the Commission then decides. It can grant, grant with amended conditions, or refuse. An oral hearing may be requested (€50, non-refundable, within the 4 weeks) but is generally reserved for complex or strategic cases.

An Coimisiún Pleanála aims to decide within 18 weeks, though complex cases take longer. Its decision is final and replaces the council's, it can only be challenged by judicial review in the High Court, and only on a point of law, not the planning merits.

What It Costs

A fee applies, and it depends on the type of case and the relevant legislation, check An Coimisiún Pleanála's Fees Finder for the current amount. Appeals made only to annoy, delay, or without real substance can be dismissed, and withdrawing an appeal earns no refund.

Where we come in. The difference between an appeal that lands and one that's dismissed is almost always the quality of the planning argument. With experience on both sides, preparing appeals and, formerly, assessing them as an inspector, we know what An Coimisiún Pleanála weighs. See Submissions & Appeals.
Sources: Citizens Information, appealing a decision · An Coimisiún Pleanála, making an appeal · ACP Fees Finder

Preparing an Appeal

The 4-week clock is short. Send us the planning reference and we'll give you a straight view on whether there's a case, and how to make it.

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