🏗️ BIG CHANGES FOR PLANNING IN IRELAND: WHAT YOU NEED TO KNOW 🏗️

Architex Online
Apr 24
3 min read

The Planning and Development Act 2024 represents the most significant modernisation of Ireland’s planning system in over two decades. As of April 2026, the majority of its provisions have been phased into effect, aiming to increase the speed of housing delivery, provide greater certainty for homeowners, and streamline the legal framework.

Below is a professional overview of the primary changes and how they impact the planning landscape.

1. The Transition to An Coimisiún Pleanála

A cornerstone of the reform is the restructuring of the national planning appeals body. An Bord Pleanála has been replaced by An Coimisiún Pleanála.

Structure: The new Commission features a separated corporate and decision-making structure to enhance efficiency.
Purpose: This change is designed to restore public confidence and ensure a more robust, independent appeals process.
Resources: Significant increases in staffing (now nearing 300 personnel) are aimed at clearing historical backlogs and meeting new statutory deadlines.

2. Mandatory Statutory Timelines

For the first time, the law now imposes mandatory timelines for planning decisions at every level, including those made by the Commission.

Certainty: Applicants and local communities can now expect decisions within fixed periods.
Accountability: If the Commission fails to meet these timelines, it is now subject to specific reporting requirements and potential financial penalties (refunding fees), ensuring that the "limbo" often associated with appeals is minimised.

3. Longer-Term Strategic Planning

To provide more stability for infrastructure and community growth, the duration of Local Authority Development Plans has been extended from six years to ten years.

Mid-Term Review: There is a mandatory review at the five-year mark to ensure the plan remains aligned with national policy and local needs.
Strategic Focus: This longer horizon allows local councils to plan more effectively for large-scale projects like transport links, schools, and sustainable energy grids.

4. Updates to "Exempted Development"

Recent regulations introduced in early 2026 have expanded what homeowners can do without needing formal planning permission.

Garden Suites / Annexes: New provisions now allow for detached "family flats" or garden units up to 40 square metres to be built to the rear of a house without permission, provided they are used for family members (often referred to as "granny flats").
Renewable Energy: Exemptions for solar panels, heat pump installations, and external wall insulation have been further prioritised to assist with the national climate transition.
Extensions: The traditional 40-square-metre limit for rear extensions remains a core part of the system, but the process for certifying these as "exempt" has been clarified to reduce legal disputes.

5. Judicial Review Reform

The process for challenging planning decisions in the High Court has been refined to prevent "frivolous" delays while protecting the right to environmental protection.

Standing Requirements: Rules on who can bring a judicial review have been tightened to ensure participants have a genuine interest in the case.
Timelines: The Act introduces stricter timelines for the legal process itself, ensuring that even contested projects reach a final verdict more quickly.

Summary Table: Key Comparisons

Feature	Old System (2000 Act)	New System (2024 Act)
Appeals Body	An Bord Pleanála	An Coimisiún Pleanála
Local Plan Duration	6 Years	10 Years
Decision Timelines	Often open-ended for appeals	Strictly Statutory
Garden Units	Generally required permission	Exempt up to 40m² (for family)
Policy Alignment	Flexible guidelines	Mandatory National Planning Statements

These changes prioritise a more predictable and transparent environment for development in Ireland. While the system remains complex, the focus on modernisation and digitisation is intended to make the planning process more accessible to the general public.

Is there a specific aspect of these changes, such as the new garden unit rules or the judicial review process, that you would like to explore in more detail?