A planning application has gone up near you. Maybe it's a large extension next door that will block your light. Maybe it's a new development that will change your road forever. Whatever the situation — you have the right to object, and this guide will show you exactly how.
In Ireland, the planning process is governed by the Planning and Development Act. It gives every member of the public the right to have their say on planning applications before a decision is made. This is called making an observation or submission — but most people know it simply as a planning objection.
Who can object to planning permission?
Anyone. You do not need to own property. You do not need to live next door. You do not need to be directly affected by the development. Any member of the public in Ireland can submit a planning objection as long as they do so within the observation period and pay the fee.
This is one of the most misunderstood aspects of the Irish planning system. Many people believe only neighbours can object — this is not the case. Community groups, residents' associations, individuals living streets away, and even people with no direct connection to the area can all make valid submissions.
The 5-week deadline — how to find it
Every planning application has a public display period of 5 weeks. During this time, the application is available to view and the public can submit observations. After the 5 weeks close, no further submissions are accepted.
To find the deadline for a specific application:
- Go to your local authority's planning search (e.g. Fingal, Dublin City, Cork City)
- Search for the application by reference number, address, or applicant name
- The application details will show the date it was received — count 35 days forward from that date
- That is your submission deadline
The €20 fee
Every planning objection in Ireland requires a fee of €20, paid to the relevant local authority. This applies whether you submit online, in person, or by post. Without the fee, your objection will not be processed.
The fee is paid directly to your local authority — not to An Bord Pleanála (that is a separate process if you later appeal a decision). Most local authorities now accept online payment when you submit through their planning portal.
Valid grounds for objecting
This is where most objections either succeed or fail. A planning objection must be based on planning grounds — not personal feelings, not disputes with the applicant, not concerns that are not relevant to planning law.
The following are all valid planning grounds in Ireland:
How to write a strong planning objection letter
A planning objection does not need to be long. It needs to be relevant, specific, and grounded in planning policy. A planning officer reads dozens of objections per week — a clear, well-structured letter that references the correct policies will be taken more seriously than a lengthy but unfocused complaint.
Every strong planning objection should include the following:
Get your objection letter written by AI in 60 seconds
Tell us about the development and your concerns. We generate a complete, structured planning objection letter — referencing the correct grounds and ready to submit.
Write my objection letter →How to submit your objection
Once your letter is written, you have three ways to submit it to your local authority:
Online (recommended)
Most local authorities now have an online planning portal where you can submit observations directly and pay the €20 fee by card. This is the fastest and most reliable method. Search for "[your county] planning online submission" to find your local authority's portal.
In person
You can bring your written objection to the planning department counter at your local authority offices, pay the €20 fee in person, and receive a receipt. Bring two copies — one to submit and one stamped copy for your own records.
By post
Send your letter by registered post to the Planning Department of the relevant local authority, along with a cheque or postal order for €20 made payable to the local authority. Allow at least 5 working days — the letter must arrive before the deadline, not be postmarked by it.
What happens after you submit
Once you have submitted your objection, the planning authority will:
- Acknowledge receipt of your submission
- Place your submission on the public planning file (it becomes public record)
- Consider your submission as part of their assessment of the application
- Issue a decision — typically within 8 weeks of the application being received
- Notify you of the decision by post or email
The planning authority may grant permission, grant permission with conditions, or refuse permission. They are not obliged to follow your recommendation, but they must consider your submission and address planning grounds that were properly raised.
If you disagree with the decision — appealing to An Bord Pleanála
If the local authority grants permission and you disagree with that decision, you have the right to appeal to An Bord Pleanála — Ireland's independent planning appeals board. You must have made a submission during the public display period to have standing to appeal.
An appeal to An Bord Pleanála must be lodged within 4 weeks of the local authority's decision. The fee is €220 for third-party appeals. An Bord Pleanála will make an independent assessment and their decision is final on the merits (though it can be challenged by judicial review in extreme cases).
Quick checklist before you submit
- ✓ You are within the 5-week observation period
- ✓ Your objection is based on valid planning grounds
- ✓ You have included specific, measurable concerns
- ✓ You have referenced relevant development plan policies where possible
- ✓ You have included your full name and address
- ✓ You have included the planning application reference number
- ✓ You have the €20 fee ready
- ✓ You have kept a copy of your letter
Let PlanningLetter.ie write it for you
Answer a few questions about the development. We generate a complete, properly structured planning objection letter — instantly.
Generate my letter now →