Planning permission in Ireland follows a fixed statutory clock, but the headline figure most people quote is only half the story. For a straightforward householder application with no objections and no request for further information, the planning authority must make its decision within 8 weeks of receiving a valid application. Once you add a Request for Further Information (RFI) or an appeal, that 8 weeks can easily become four to twelve months. This guide walks through each stage, indicative 2026 costs, and what happens after you get the grant.
Disclaimer: This is general guidance only. Planning law, statutory timelines and fees change, and every local authority handles applications slightly differently. Always confirm the current process and fees with your own local authority before you apply.
The standard application stages
A householder application moves through four main stages:
- Public notices. Before you apply you must put up a site notice on the property and publish a newspaper notice in an approved local or national paper. The council must receive your application within 2 weeks of the newspaper notice appearing.
- Validation. The planning authority checks the application is complete and correctly advertised. If anything is missing it is returned as invalid and the clock does not start. The statutory period only begins once the application is validated.
- Public observation period. For roughly the first 5 weeks, members of the public can make a submission or observation (it costs about €20 to do so). Your immediate neighbours often comment at this stage.
- Decision. The authority assesses the proposal against the County or City Development Plan and any observations, then issues a decision, normally between weeks 5 and 8.
Indicative timeline at a glance
| Stage | Indicative duration |
|---|---|
| Prepare drawings and notices | 2–6 weeks (before you apply) |
| Validation by the council | A few days to ~2 weeks |
| Public observation period | ~5 weeks |
| Decision issued (no RFI) | By week 8 |
| Request for Further Information (if any) | Adds 1–6+ months |
| Appeal window | 4 weeks after the decision |
| Appeal decision (if appealed) | ~18 weeks (target); often longer |
The 8-week rule and how an RFI changes it
The 8-week rule is the core statutory timeline: the local authority generally has eight weeks from a valid application to grant or refuse permission. The most important caveat is the word “valid” — the clock starts at validation, not when you post the forms.
The biggest cause of delay is a Request for Further Information (RFI). If the planner needs extra drawings, reports or clarifications, they issue an RFI and the statutory clock effectively pauses. You then have a period (commonly up to six months) to respond, and the council restarts its assessment once you do. A well-prepared application — clear drawings, accurate notices and realistic proposals — is the single best way to avoid an RFI and stay on the 8-week track. See our house extension cost guide for what a typical project involves.
The decision, the grant and the appeal window
A decision is not the same as a final grant. After the authority makes its decision there is a 4-week appeal window during which a third party (such as a neighbour who made a submission) or the applicant can appeal to An Coimisiún Pleanála — the national planning appeals body, which replaced An Bord Pleanála under the Planning and Development Act 2024 and has carried that name since June 2025.
If no valid appeal is lodged within those 4 weeks, the council issues the formal grant of permission. If an appeal is made, the file goes to An Coimisiún Pleanála, which aims to decide within about 18 weeks but in practice often takes longer. An appeal can therefore add several months — sometimes the best part of a year — to your timeline. Smaller projects like a garden room or a garage conversion may be exempt from permission altogether, avoiding the appeal risk entirely.
What planning permission costs
The council application fee is modest and set by statute. Indicative 2026 figures (confirm with your council) are:
- Domestic extension or garage/shed: around €34.
- New dwelling: around €65.
- Making a submission/observation on someone else’s application: around €20.
These are only the statutory fees. Your real outlay is usually dominated by professional fees — an architect, engineer or planning consultant to prepare drawings and the application — plus the cost of the newspaper notice, which varies by publication. Budget realistically for design fees on top of the small council charge.
After the grant: validity and commencement
A standard grant of planning permission is usually valid for 5 years. You must begin the development within that period or the permission lapses (extensions of duration are possible in limited circumstances).
Crucially, permission alone does not let you start building. Before construction begins you must lodge a Commencement Notice with the local authority under the Building Control Regulations (BCAR). For many projects this also brings in an Assigned Certifier and Builder responsibilities — see our guide to building regulations and the BCAR certifier. Getting both the planning grant and the Building Control paperwork in order is what actually clears you to start work.
For Dublin-specific budgeting, our Dublin extension cost guide covers regional price differences.