Making an Observation on a Large-scale Residential Development (LRD) Appeal

What is an observation?

An observation is where you give your views on a valid appeal to An Coimisiún Pleanála.

What is an appeal?

Generally, any person wanting to carry out development must apply for planning permission to their local county council, city council or city and county council (the planning authority). The planning authority will make a decision on the application either to grant or to refuse planning permission. This decision can be appealed to An Coimisiún Pleanála.

Who can make an observation?

Any person can make an observation if they are not already a participant in the appeal. You can only make an observation if someone has made a valid appeal on a planning authority’s decision on a planning application.

How do I make an observation?

You must make your observation in writing and post or deliver it in person to us. You can also send your observation using our online uploader facility. There is an Observation Form on a large-scale residential development appeal which you can complete. The form can be typed or handwritten. However, you do not have to complete this form to make an observation and you can either use the form or write to us.

Our website has a calendar calculator here to help you work out the last day for making your observation. There are different rules about time limits between December 24 and January 1 (inclusive) which can affect the last date.

How much does an observation cost?

An observation costs €50. You must make sure that the correct fee is included with the observation. No fee applies for certain organisations set out in Regulations.

You can find the list of these organisations in our Fees and Charges Guide

What do I include in my observation?

You should carefully prepare your grounds of observation (reasons and arguments) and any documents you wish to include. When you have made your observation, you cannot make any further submissions unless we specifically ask you for them. Please note that An Coimisiún Pleanála cannot consider non-planning issues.

To make a complete and valid observation:

✔	You must put your observation in writing (either typed or handwritten).
✔	You must clearly state your own name and address. If a planning agent is acting for you, the agent must clearly state their own name and address as well as your name and address.
✔	You must give us enough details to allow us to easily identify the application or appeal you are making the observation on. Examples of the details we accept are: • A copy of the planning authority decision, or • The name of the planning authority and the planning register reference number (for example: Ballytown City Council, 23719/18), or • The An Coimisiún Pleanála case reference number (Example: ABP-300000-19).
✔	You must provide us with: • your planning grounds of observation (reasons and arguments), and • any items you wish to support your grounds of observation.
✔	You must pay the correct fee of €50.
✔	You must make your observation on time.

You can download the observation form on a large-scale residential development appeal here