Observations on planning appeal

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.

You cannot request an oral hearing as an observer.

Click here for information about Making an observation on a planning appeal

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 Coimisiún Pleanála
The time limit is four weeks from the date the appeal or the last appeal is made.

2. You want to make an observation because of a published public notice which says that An Coimisiún 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.

3. You want to make an observation because An Coimisiún 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 publis

How much does an observation cost?

An observation costs €50.

What do I include in my observation?

1	You must put your appeal in writing (either typed or handwritten), you can use this form to assist – but there is no official form required.
2	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.
3	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 (for example: ABP-300000-19).
4	You must provide us with: your planning grounds of observation (reasons and arguments), and any items you wish to support your grounds of observation.
5	You must pay the correct fee of €50.
6	You must make your observation on time.
7	You must: post it to: The Secretary, An Coimisiún Pleanála, 64 Marlborough Street, Dublin 1, D01 V902, or deliver it in person to a member of An Coimisiún Pleanála's 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 appeals.

After we receive your observation

After we receive your observation we will make some checks and we will write to you to say we have received it. If you do not include all the required items above your observation may be invalid. We may also write to you for further information or to give you an update about the case.

An inspector will then visit the site and make a report and recommendation to the Commission. the Commission has a target to make a decision on the case within 18 weeks from the date we receive the last appeal.

Looking for more in-depth information

On this website you can find more in-depth information about making an observation on a planning appeal.

You can also find out more about the main characteristics of the planning appeal system, the role of public representatives with planning appeals and how the Commission considers environmental issues on this website.

Frequently asked questions

Here you can find answers to some frequently asked questions about observations on planning appeals