Generally, a valid application will be dealt with by a planning authority within twelve weeks, from the date the application is made to the final granting of permission.

However, the period can vary, particularly if the planning authority seeks further information from the applicant (which must be done within the first eight weeks).

The planning authority then has four weeks from the day the further information is received to make a decision on the application. The following table illustrates the timescale involved in most cases.

An appeal may take longer than an application to decide, but An Bórd Pleanála has an objective to decide appeals within 18 weeks of receipt of an appeal.

If the Planning Department requests additional information, the applicant has a period of 6 months in which to reply. If the applicant fails to submit the Additional Information or Clarification of Additional Information within 6 months of the request, the application will lapse and a new Planning Application will be required.

The statutory eight-week period for deciding the outcome of the application begins from the time you submit a valid application with the required information in full, pay the correct fee and give appropriate public notice of the application.

This includes plans or other drawings and photographs. Any documents for sale will be available while they are open for public inspection.

This must be done within five weeks of the making of the planning application and on payment of the appropriate fee, to the planning authority.

Public submissions must be considered by the planning authority when determining a planning application.

• Proper planning and sustainable development of the area, for example, appropriate land use (zoning), road safety, development density, size, location and adherence to established planning and development practices.
• The planning authority's own development plan.
• Government policy.
• The provision of a Special Amenity Area Order.
• Any European site, such as Special Areas of Conservation and Special Protection Areas.
• Submissions and observations made by members of the public on the application.

Where there is no appeal, the planning authority will formally grant permission at the end of the appeal period. You must not commence work until you receive this notification. If the decision is appealed, you will receive from An Bórd Pleanála either the granting of permission, with or without whatever conditions considered appropriate, or refusal of permission.

Where the planning authority decides to refuse your application, its reasons will be included in the notification sent to you. The same period of four weeks for appeal will apply.

You may also be required to make a contribution to the local authority for services such as water and sewerage. These contributions differ from place to place and for different types of development.

You must comply with all of the conditions attached to the permission and finish work in accordance with them. Even if you have more than one permission for a site, you cannot pick and choose the conditions which suit you best.

1. Full Planning Permission: 5 years from the date of the granting of the permission by the planning authority or An Bórd Pleanála.
2. Outline Planning Permission: where outline permission has been granted by the planning authority or An Bórd Pleanála, any subsequent application for permission consequent on the grant of outline permission must be made not later than 3 years beginning on the date of the grant of outline permission, (or such longer period, not exceeding 5 years, as may be specified by the planning authority). The outline permission will cease to have effect at the end of the above period unless the subsequent application for permission consequent on the grant of outline permission is made within that period.

• Substantial works have been carried out during the lifetime of the permission.
• The planning authority is satisfied that the development will be completed in reasonable time.

The appeal must be made within 4 weeks beginning on the date of the making of the decision by the planning authority.

For further information check the Guide to Making a Planning Appeal or for further information consult An Board Pleanála for advice on guidance on how to lodge an appeal.

However, any legal action must be started within seven years of the breach of the planning laws taking place.

Care should be taken to ensure that each condition of permission is fully complied with, in order to avoid incurring such action, and also to avoid difficulties when the property is being sold at a later date.

On conviction in the District Court, fines of up to €1,905 can be imposed, together with fines of up to €507 per day for continuing offences or to a term of imprisonment of six months. On conviction in the higher courts, the maximum fine is €12,700,000 (€12,700 per day for continuing offences) and up to two years imprisonment, or both.

However, this approach should not be relied upon to avoid seeking planning permission before starting work, as you may not necessarily be granted permission for retention or be required to carry out costly modifications.

The application fee for retention is also three times the fee for an application made before development starts. Permission for retention does not automatically absolve you from prosecution if enforcement action has already been taken against you.