Planning Application Process

To apply for planning permission you must complete a planning application and submit it, together with the required documents and the appropriate fee, to the planning department of the local authority to which your application relates.

An application may be made for any of the following:

• Outline Permission (To see whether the planning authority agrees with your proposal in principle)
• Permission consequent on the grant of Outline Permission (If you obtain outline permission, you must obtain full permission before starting work).
• Permission for development
• Permission for retention of development

Applicants should note that Outline Permission cannot be made for any of the following:

• Retention of development.
• Carrying out of works to a Protected Structure or a proposed Protected Structure.
• Development requiring an integrated Pollution Control Licence, Waste Licence or EIS.
• An extension to extend the life of a planning permission cannot be made on outline permission.

1. Planning Application Process 

Online ePlanning System

Galway City Council’s e-Planning portal is now live and accepting planning applications online. The Council has spent some months preparing for the launch of the new system which went live earlier this month.

The new portal www.planning.localgov.ie allows agents, developers and members of the public to lodge their applications and make submissions electronically and will run as an alternative option to the existing paper-based system.

Galway City is one of 19 planning authorities live on the national e-planning portal with the remainder of the Planning Authorities coming on board by the end of Quarter 3, 2023. The portal was successfully pilot tested in Tipperary and Galway County Councils.

The e-Planning system offers improved efficiency in the statutory planning process and delivers on the Government strategy to move more public services online. Benefits of the new system include: Greater availability of information for the public and faster uploading of e- files for viewing and cost and environmental savings for applicants, from reduced use of paper and ink.

Agents are encouraged to register on the e-planning portal where an information video, and user guide are available at the following link https://planning.localgov.ie/what-online-planning.  

 To submit a hard copy application form: 

The Planning Application Form must be completed in full as incomplete details may render the application invalid.

Download Planning Application Form [English]

Download Planning Application Form [Irish]

Applicants should note that a Planning Application must be made within 2 weeks of publication of the newspaper notice relating to the application. The exception to this is where the last day of the 2 weeks is a Saturday, Sunday, public holiday or any other day on which the offices of Galway City Council are closed - in which case the application will be deemed as valid, if received on the next working day.

If you have queries on completing your application you should contact the Planning Department on 091-536400 or by email to planning@galwaycity.ie

2. Newspaper Notice Requirements

Notice of intention to make an application must be published in one of the newspapers approved by Galway City Council within the period of 2 weeks before making the application.

List of Approved Newspapers:

• Galway Advertiser
• Galway City Tribune
• Irish Independent
• Irish Times
• Sunday Independent
• Connacht Tribune

3. Site Notice Requirements

A Site Notice should be erected or fixed on the land or structure within the period of 2 weeks before sumbitting the planning application.

Applicants should note that if Galway City Council considers that the erection or fixing of a single site notice is insufficient and/or does not adequately inform the public, the authority may require the applicant to erect further notice(s) and submit such evidence as it may specify to comply with requirements

Download Application Form for Site Notice [English]

Download Application Form for Site Notice [irish]

4. Plans, Drawings and Maps Requirements

A valid planning application should be accompanied by plans, drawings and maps.

DRAWINGS REQUIRED

Where an application consists mainly of development or retention of development, six copies of site/layout plans, floor plans, elevation and sections that describe the development. Ten copies if the works involve a protected structure.

Where application is mainly for change of use (or retention of change of use), a statement of the existing use and of the proposed use together with particulars of the nature and extent of the proposed use. Any development included in a change of use application must also be accompanied by six copies of drawings, as stated above.

All plans etc. must be in metric scale

(position of site notice shown on all 6/10 copies of the Site Location Map, 1:1000)

Location map scale 1:1000. Site shall be outlined in red and lands in ownership in blue, wayleaves to be outlined in yellow

Position of site notice shown on all 6/10 copies of the Site location Map, 1:1000

Site location map should be original O.S. Map, If copy then Licence No shown on each map.

Site and layout plans must be drawn to scale not less that 1:500 (scale must be stated on drawing) and must show site boundary in red and all roads, buildings and other features on or adjoining the site.

Other plans, elevations and sections to scale not less than 1:200 (scale must be stated on drawing) unless different scale agreed with Galway City Council

Site layout plan to show levels or contours.

Elevation drawings to show main features of adjoining buildings front and rear as applicable

Plans showing reconstruction, alteration or extension to a structure shall be so coloured to distinguish between existing and proposed or they may be shown separately. All room dimensions to be shown in new build or dimensions of a typical apartment type where there are a large no of apartments.

Floor plans, elevations and sections to show in figures the dimensions (including overall height) of any proposed structures. Site / layout plans to show distances of structures to boundaries of site.

Any map based on Ordnance Survey map to state O.S. sheet number

North point to be indicated on all maps & (except elevations and sections)

Plans to indicate name and address of person who prepared them.

An application for any work to a protected structure or any property in an Architectural Conservation area must by accompanied by such photographs, plans or other particulars as are necessary to show how the development would affect the character of the structure.

The mapping required for the submission of a planning application can be obtained online from the Ordinance Survey Ireland (OSi) website or from an Osi mapping agent. For further information please refer to the Osi website www.osi.ie

Housing Strategy - Certificate of Exemption

The Housing Strategy adopted by Galway City Council provides for the provision of social and affordable housing. Under the terms of the housing strategy all developments over 4 units or those on over 0.1hectare will have to enter an agreement with the local authority to provide social & affordable housing.

Under the terms of the housing Strategy all developments which are subject to the housing strategy and involve stand alone developments of 4 units or under or those on 0.1 hectares or less will have to apply to the local authority for a certificate of exemption from the Housing Strategy. An application for a Certificate of Exemption should be made before a planning application for permission is submitted.

A Certificate of Exemption from the housing Strategy can be obtained by completing the following application form 'Application form for Certificate of Exemption from the Provisions of Section 96 of the Planning & Development Act 2000, & Section 4 of the Planning & Development (Amendment) Act 2002 .

Certificate of Exemption Section 96 - Application Form.pdf (PDF, 855.7KB)

Applicants should note that if a request for "Further Information" is not complied with, the planning application shall be deemed as "withdrawn" 6 months after the date of the request for further information was requested.

However, an applicant can apply in writing to the local authority for an additional three months to respond to a request for further information.

Making of Decision:

Once a valid planning application has been received, Galway City Council will allow a 5-week window to enable interested parties to submit observations/submissions in relation to the application. Galway City Council will assess and make a decision on a planning application no later than 8 weeks from the date of receipt of a valid planning application - provided that a request for "Further Information" is not issued.

If a request for further information is required and Galway City Council is satisfied with the response to this request, a decision on the planning application will be issued within 4 weeks from the date of receipt of the response to the further information request.

If the request for further information requires the submission of an Environmental Impact Statement, a decision on the planning application will be issued within 8 weeks from the date of receipt of the response to the further information request.

Note:

When calculating above time periods or any other time limit referred to in said Act or Regulations the period between the 24th day of December and the 1st day of January, both days inclusive, shall be disregarded.

The planning fees have been extracted from the Schedule 9 of the Planning and Development Regulations, 2001 for your assistance, and do not constitute full details of fees applicable to all planning applications.

If you require clarification on the fees listed below you are advised to refer to contact the Planning Section of Galway City Council directly on 091-536599 or by email to planning@galwaycity.ie

Applicants should note:

• Gross floor space is to be taken as the total floor space on each floor measured from inside external walls.
• Maximum fee payable is €38,000 - except where Article 161(approval) applies - max fee in this case is €9,500.
• Minimum fee payable is €34.
  
  • Outline applications ¾ of relevant fee
  • Approval applications - ¼ of relevant fee

These are subject to minimum and maximum fee standards.

• The fee payable in respect of an application for retention of any structure or for the continuance of any use will be treble the fee shown subject to a maximum of €125,000.

Where a development proposal would involve the demolition of a house a fee of €80 is payable in addition to appropriate fee.

Planning Application Observations Submission

       Anybody other than the applicant can make a submission/observation on a planning application.

• Submissions may be made online using the Local Government ePlanning portal. Details of how to make a submission using the online portal are available here(see pg. 23). Hard copy submissions can also be sent to planning@galwaycity.ie
• Details of all planning files are available to view using our online planning system

Points to note:

• Fee is €20 (Submissions will not be validated until payment has been received)
• All submissions/observations are published on our website.
• You must submit your submission/observation within 5 weeks of the application registered date. You can withdraw your submission/observation by letter within the same 5-week period, however your letter of withdrawal along with your submission/observation will remain on file. All valid documents we receive are viewable on the website and the public file.
• You can only comment on planning and development issues. Any issues that do not meet the guidelines will not be considered. The Planning Authority may only consider objections relating to planning issues and not those based on personal dislikes or grievances.
• Letters must contain your name, address, and the planning application reference number.
• In the unlikely event that the payment process fails while making an online submission, please immediately update Planning staff by sending an e-mail to planning@galwaycity.ie and/or telephoning (091) 536400. It is important to have this matter rectified as soon as possible due to strict statutory time limits imposed in which to make a submission/observation.

Defamation:

Persons making a submission/observation on a planning application should be aware that comments involving allegations of any kind against a named or otherwise identifiable person or organisation may be viewed as defamatory by the subject of the comments. Persons may be sued directly for any defamatory allegations in any submission/observation and should avoid making such allegations. Any submission/observation made to the Planning Authority is made available for public inspection both in hard copy file and on the Council's website. In the event of any potential defamatory allegation giving rise to legal action against it, the Planning Authority may seek indemnity from the person making the allegation.

Data Protection:

The planning process is an open and public one. In that context, all planning application documents are made available for public inspection. This information may also be placed on the Council's website.

      If I don't agree with the decision of a planning authority, what can I do?

       A person applying for planning permission and any person who made written submissions/observations to the planning authority on a planning application can appeal a planning decision made by a local authority to An Bord Pleanála.

For example, you can:

• appeal against a refusal to grant you planning permission or conditions attached to your permission or
• appeal against a decision to give someone else planning permission (this is called a third party appeal). In this case you must have made a written submission/observation to the planning authority on the relevant application*.

Note that there are two exceptions to the requirement to have made prior submissions or observations:

• 1. If a prescribed body was not notified in accordance with law, they may appeal without having made a submission/ observation on the planning application.
• 2. A person who has an interest in adjoining lands where permission has been granted can apply to the Board for leave to appeal the decision without having made a submission/observation.

If an appeal has already been made by either the applicant and/or a valid third party, any other person can become an "observer" and make submissions or observations.

A valid appellant may request an oral hearing on payment of an additional fee. An Bord Pleanála will normally only grant an oral hearing if the case is particularly complex or significant national or local issues are involved.

An Bord Pleanála aims to make a decision within 18 weeks. If this is not possible, it will inform all the parties of this.

In general, An Bord Pleanála will either:

• grant planning permission
• grant planning permission with conditions, or
• refuse planning permission.

An Bord Pleanála's decision is final and can only be challenged by judicial review in the High Court. This process will judge whether the Board followed due process in reaching its decision and will not include an examination of the planning merits.

Files on appeals received by the Board can be inspected by members of the public after the appeals have been determined by the Board. These files can be inspected, free of charge, at the Board's offices for a period of at least 5 years after the appeal decision.

Further information on An Bord Pleanála's appeals process can be found on An Bord Pleanála's website.

A person applying for planning permission and any person who made written submissions/observations to the planning authority on a planning application can appeal a planning decision made by a local authority to An Bord Pleanála.

For example, you can:

• appeal against a refusal to grant you planning permission or conditions attached to your permission or
• appeal against a decision to give someone else planning permission (this is called a third party appeal). In this case you must have made a written submission/observation to the planning authority on the relevant application*.

Note that there are two exceptions to the requirement to have made prior submissions or observations:

• 1. If a prescribed body was not notified in accordance with law, they may appeal without having made a submission/ observation on the planning application.
• 2. A person who has an interest in adjoining lands where permission has been granted can apply to the Board for leave to appeal the decision without having made a submission/observation.

If an appeal has already been made by either the applicant and/or a valid third party, any other person can become an "observer" and make submissions or observations.

A valid appellant may request an oral hearing on payment of an additional fee. An Bord Pleanála will normally only grant an oral hearing if the case is particularly complex or significant national or local issues are involved.

An Bord Pleanála aims to make a decision within 18 weeks. If this is not possible, it will inform all the parties of this.

In general, An Bord Pleanála will either:

• grant planning permission
• grant planning permission with conditions, or
• refuse planning permission.

An Bord Pleanála's decision is final and can only be challenged by judicial review in the High Court. This process will judge whether the Board followed due process in reaching its decision and will not include an examination of the planning merits.

Files on appeals received by the Board can be inspected by members of the public after the appeals have been determined by the Board. These files can be inspected, free of charge, at the Board's offices for a period of at least 5 years after the appeal decision.

Further information on An Bord Pleanála's appeals process can be found on An Bord Pleanála's website.

Under the Planning & Development (Amendment) Act, 2010, you can apply for a once-off extension to your planning permission for a maximum of five years, provided that you can demonstrate that there were "commercial, economic or technical" considerations which substantially interfered with your ability to start construction works. A planning authority may base its decision on matters such as relevant national and local conditions affecting the property and development market or availability of credit.

A planning authority must be satisfied that:

(i) no significant changes in the development objectives of the development plan/regional planning guidelines has occurred since the permission was granted;

(ii) no new Ministerial Guidelines have issued since the permission was granted which would render the development inconsistent with proper planning and sustainable development of the area; and,

(iii) where a development has not been commenced, that an Environmental Impact Assessment (EIA), or an Appropriate Assessment (AA), or both if required, was or were carried out before the permission was granted.

This provision came into force on 19 August 2010.

In addition, if works had commenced and substanial works had been carried out you may apply to complete the works.

The Department of the Environment, Heritage and Local Government has published Guidance Notes on what types of "commercial", "economic" and/or "technical" considerations can be taken into account.

Applications to extend the period of your planning permission should be made prior to the expiration of the permission period, (but not earlier than one year in advance of the expiration of the permission period), and must be accompanied by €62.00 fee.

Download the Extension of Effective Period of Planning Permission Application Form.

ARTICLE 10(6) OF THE PLANNING & DEVELOPMENT REGULATIONS 2001

Article 10(6) of The Planning & Development Regulations 2001, allows for notification to the Planning Authority of the intention to avail of exempted development for change of use from vacant commercial to residential use.

Galway City Council is obliged under Article 10(6)(e) to keep a record of notification for 2018 on the Planning authority website.

Article 10(6) Notifications Public Register

ARTICLE 6(A) EXEMPTION CHANGE OF USE FROM COMMERCIAL TO RESIDENTIAL

A6(a) Exemption Notice Form

The Office of the Planning Regulator issued revised planning information leaflets in January 2021 to promote better public awareness around the planning process.  A comprehensive review of information leaflets already in the public domain was undertaken in consultation with the Department of Housing, Local Government and Heritage, other departments and agencies of Government such as the EPA and planning practitioners through the Irish Planning Institute.  These leaflets were further updated in September 2022 to take account of a number of recent legislative and policy changes and are linked below.

These leaflets below cover the following 16 planning topics: - 

1. Introducing the Planning System
2. A Guide to the Development Plan
3. A Guide to Planning Permission
4. A Guide to Making a Planning Application 
5. A Guide to Making a Planning Appeal
6. A Guide to Planning Enforcement in Ireland 
7. A Guide to Applying for Planning Permission to Build a House
8. A Guide to Doing Works around the House
9. Agricultural & Farm Development - The Planning Issues
10. A Guide to Planning for Business Person
11. Environmental Assessments and Planning in Ireland
12. A Guide to Architectural Heritage 
13. Archaeology in the Planning Process
14. Strategic Infrastructure Development
15. A Guide to Taking in Charge of Completed Residential Developments
16. Large-scale Residential Development

 Planning Leaflets | The Office of the Planning Regulator

Exempted development is development for which planning permission is not required. Categories of exempted development are set out in the Planning and Development Regulations 2001 as amended. They usually refer to developments of a minor nature, such as small extensions to houses, garden walls and so on. However, if your property is in an Architectural Conservation Area, Special Amenity Area Order, or is a protected structure/listed building these exemptions do not apply.

Section 5 Declaration

In accordance with Section 5 of the Planning and Development Act 2000 as amended any person may request a declaration as to whether development is exempt. An application should be made in writing to the planning authority, to determine whether a proposal requires permission or is considered exempted development. The application should be accompanied by all relevant site maps and include a fee of €80. The planner will then assess the application and make a decision within four weeks. The applicant can appeal the decision to An Bord Pleanala, accompanied by a fee (€220).