The Irish Planning Process – A Step-by-Step Guide for TOMVA Limited
Understanding the Irish planning system can be exhausting, particularly for new applicants. Understanding every step is essential, whether you want to build a new property, expand an existing one, or even start a new business project. At TOMVA Limited, we understand this and can assist clients with all aspects of the planning process, ensuring everything is done correctly and on time.
This guide has been created to tackle some of the most critical aspects of the Irish planning system. By reading along, we hope this guide is straightforward and easy to understand, as many requirements will need to be met.
Knowing when planning permission is required
In Ireland, almost all construction and developmental works require planning permission. This includes:
Constructing a new building
Modifying or adding to an existing building
Changing the owner's land or building purpose.
Some elementary constructions do not require permission. Known as exempted developments, these constructions include little garden sheds or small extensions to homes as long as they follow specific guidelines. It is important to note that identifying whether your work falls within exempted development is not simple; that is where TOMVA can help.
Preparing the preliminary outline of your project
Potential applicants for a project have to take particular steps before deciding to submit a planning application. One of which is coming up with the concept for your project, which entails:
Understanding what you intend to achieve (such as more living space, a new home, or a business).
Taking into account the suitable development for the site in focus.
Looking into the surrounding area zoning and planning policies.
Our design and planning professionals at TOMVA can help you convert your ideas into a practical design that meets the requirements of the local development plans.
Pre-Planning Consultations
Numerous local authorities in Ireland prefer a pre-application consultation before making an application. This is an optional meeting where you will be able to:
Provide a detailed explanation of the proposal to a planning officer.
Know the requirements or problems to be faced.
Get guidance on how to boost your application.
TOMVA's team is capable of preparing every essential piece of documentation and attending relevant consultations on your behalf so that you are ready to proceed.
Drafting a Planning Application
The application should be sufficiently detailed and specific to
ensure approval. The following items must be included:
A duly completed application form.
Maps showing the site of the proposed development and its layout.
Architectural drawings showing plans, elevations, sections and other details.
Additional supporting documents such as environmental and traffic impact assessment study reports (when applicable).
The required application fee.
At TOMVA, we understand planning submissions in detail and assist our clients in fulfilling them. We provide a complete service, starting with accurate drawings and including all the required documents so that the local authority is rendered compliant.
Submitting the Application
When the application is ready, it must be forwarded to the appropriate local authority. Important activities to be carried out during this stage are:
Public Notice.
Site notices informing the general public of the intention to develop the area must be posted, and
A public newspaper notice should also be published.
Validation Process
The local authority needs to check whether the application submitted by the applicant is complete. If sensitive details are missing, the application will be marked as null and void, increasing the time needed to process the application.
TOMVA easily manages the submission process. The company ensures that suspicious fake applications are never submitted and that all the necessary notifications and validations are met.
Public Consultation and Observations
The local authority must start a public consultation phase for about five weeks after submitting an application. During this period, members of the general public are allowed to:
Obtain the details of the application.
Give observations or objections (for a small fee).
It is equally important to anticipate objections to your application and mitigate them in advance. Our Planners can efficiently spot application risks and, more importantly, deal with them proactively so you stay on schedule.
Decision-Making Process
Once the public consultation phase is completed, the local authority will start its evaluation. The elements taken into account during this phase are:
Zoning and planning policy is being adhered to.
Assessment of the area's environmental and community impact.
Design quality and integration with the overall settlement/existing context.
The authority usually decides within 8 weeks of the conclusion of the public consultation period. The given period could be longer for more complicated projects.
The decisions can be:
Grant permission: The applicant is approved to begin development, sometimes with specific conditions.
Refuse permission: The application is rejected, along with an accompanying explanation.
Request further information (RFI): Request to issue more details or make alterations.
TOMVA helps in managing RFIs or appeals to ensure you never lose sight of your project objectives.
Appeal a Decision Made (If required)
Your application can be appealed if it is turned down or you're unsatisfied with the terms granted. The appeal is made to An Bord Pleanála, Ireland's planning appeals board. Any appeal made must be filed within 4 weeks after the local authority's decision alongside:
A written statement outlining the ground appeal.
Supporting documentation with the relevant payment.
Our experts can help you make a solid appeal, which will further increase your likelihood of receiving a favourable response.
Commencement and Compliance
You are required to inform the local authority of the construction start date after getting the planning permission for your project. This can be done by filling out the CMM Notice, which comprises the following:
The date the construction project will commence.
Name of the builder and a project supervisor.
Building regulations compliance.
When working with TOMVA, you receive true insured signoffs and certifications, which ensure you adhere to all regulatory steps.
Post-Construction Completion and Certification
After construction, certifications are essential and are a testament that all planning permissions and building regulations have been adhered to. Certain organizations grant these certifications as requirements for:
Mortgages
Selling the property.
Final legal papers.
TOMVA post-completion sign-off mastery ensures your project is compliant and you are indemnified from negligence.
Why select TOMVA for your planning needs?
TOMVA Limited considers every consultation an opportunity to gather invaluable information regarding your specific needs. Hence, we excel in offering bespoke, flexible services for planning construction projects. If you require aid within the Ireland boundaries or are thinking about building structures in Cork or South Kerry, get in touch with TOMVA right away.