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Making an observation on a planning appeal

This page will take you through the steps to make your observation on a valid planning appeal.

How do I make an observation?

You must make your observation in writing and post, use the online facility, or deliver it in person to us. There is an Observation on a Planning Appeal Form 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.

How much time do I have to make an observation?

There are strict time limits for making an observation depending on the situation.

1. You want to make an observation on an appeal that has been received by An Bord Pleanála.

The time limit is four weeks from the date a valid appeal or the last valid appeal is made.


An Bord Pleanála receives the last appeal on Friday 5 April, the last day we can receive your observation is on or before Thursday 2 May.


2. You want to make an observation because of a published public notice which says that An Bord Pleanála requested and received an environmental impact assessment report (EIAR).

The time limit is five weeks from the date that the public notice is published.


The public notice is published on Wednesday 2 August, the last day for us to receive your observation is on or before Tuesday 5 September.


3. You want to make an observation because An Bord Pleanála has asked the applicant to publish a further site or newspaper notice.

The time limit is four weeks from the date that the further site or newspaper notice is published.


The public notice is published on Friday 4 October, the last day for us to receive your observation is on or before Thursday 31 October.


Our website has a calendar calculator 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.

How can I pay for my observation?

There are many ways you can pay a fee to An Bord Pleanála.


In person at our reception In the post Online using uploader


✔ Accepted We advise you not to send cash in the post. ✖ Not accepted

Debit and Credit Cards*

✔ Accepted ✖ Not accepted ✔ Accepted


✔ Accepted ✔ Accepted ✖ Not accepted

Bankers Drafts

✔ Accepted ✔ Accepted ✖ Not accepted

Postal Orders

✔ Accepted ✔ Accepted ✖ Not accepted

*Please note we do not accept debit or credit card payments over the telephone.

You can find more details about Fees and Charges and how you can pay fees on our website.

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 Bord 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 Bord Pleanála case reference number (for 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.


Where do I send or deliver my observation?

You must:

  • post it to: The Secretary, An Bord Pleanála, 64 Marlborough Street, Dublin 1, D01 V902, or
  • ​deliver it in person to a member of An Bord Pleanála staff at our office in Marlborough Street (address above) during office hours - Monday to Friday from 9.15am to 5.30pm. Please note that the security staff in our office cannot accept observations.

Remember, do not place your observation in the letterbox of our office and do not email it to us as your observation will be invalid.

We are closed on weekends, public holidays and other publicised days such as Christmas Day and Good Friday.

Can I get a receipt if I deliver my observation in person?

Yes, if you deliver your observation in person to our office you can ask for a receipt which says that we have received your observation. When your observation is handed to a member of An Bord Pleanála staff, we cannot return it nor can we make a photocopy of your documents with our date stamp.

Will I receive a receipt if I send my observation by post?

Yes. We will send you a receipt in the post.

Can I ask for an oral hearing?

No. If you are making an observation, you cannot request an oral hearing.