From appraising a site to managing a large-scale application, and making submissions and appeals where a proposal falls short.
Managing applications from pre-planning to grant, including large-scale residential and mixed-use schemes.
Read more →A consultant-plus-developer read on what a site can realistically deliver.
Read more →Submissions and appeals argued on the planning merits with evidence.
Read more →Property development and design coordination with our architectural partners.
Read more →We manage planning applications from the first pre-planning conversation through to a grant of permission, and on to compliance and commencement. Our focus is large-scale residential and mixed-use development, where strategy and coordination make the difference between a clean grant and a refusal.
Before you commit, an assessment of what a site can deliver, on policy and on viability, so the appraisal reflects what is likely to be built rather than what policy might permit.
We are actively involved in the development of property, and coordinate scheme design with a roster of selected architectural practices and specialist consultants. The result is well-considered schemes that respect their context and stand the best chance in planning.
The four headings above describe how we work. The full range of instructions the practice takes.
Full planning, outline, permission consequent on outline, retention, and applications for a change of use. Pre-planning meetings under section 247 of the 2000 Act and, once commenced, section 89 of the 2024 Act. Large-scale residential development (LRD) and mixed-use schemes.
Site layout and design prepared in-house for smaller schemes, from an occasional one-off house to a small residential scheme. On larger projects, planning consultancy alongside your own design team, or a tender as lead consultant on an all-in fee, with the engineering and architectural design subcontracted to third-party consultancies.
Extension of duration under section 42 while it remains available, and once Part 4 commences the alteration and extension routes in sections 138 to 150 of the 2024 Act, including section 138A, which lets an uncommenced apartment permission be altered to add units within the permitted buildings without a fresh application. Compliance submissions and condition discharge.
Whether a proposal is development, and whether it is exempted development, including the July 2026 residential exemptions and the notification they require. Once Part 4 commences, the request is under section 10 of the 2024 Act and only the owner, the occupier or a person with the owner's consent may make it. Referrals and appeals to An Coimisiún Pleanála where a declaration is contested.
Third-party submissions to the planning authority, first- and third-party appeals to An Coimisiún Pleanála, responses to appeals, and oral hearings. How we approach them →
Rural housing need under the county development plan, site appraisal before you buy, and pre-planning submissions for one-off houses in Limerick, Clare and Tipperary. Taken on occasionally, subject to capacity.
Submissions on draft development plans, local area plans and variations. Zoning requests. Residential Zoned Land Tax map submissions and challenges within the annual window.
Development contribution checks and appeals to An Coimisiún Pleanála where a contribution has been wrongly applied, and advice on exemptions and reductions.
Environmental impact assessment screening and appropriate assessment screening reports, and coordination of the specialist consultants where a full EIAR or NIS is needed.
Advice on warning letters and enforcement notices, regularising unauthorised development, and the time limits that apply.
Instructions are taken from developers, landowners, investors, funders and public bodies, and from private clients on matters such as retention or regularisation of unauthorised development or a change of use, and occasionally a one-off house, subject to capacity. The first conversation sets out the planning position and the realistic options.