The Planning and Development Act 2024 is the most comprehensive reform of Irish planning law in more than two decades. It was signed into law in October 2024 and is now being introduced in stages, gradually replacing the Planning and Development Act 2000. The changes are designed to create a more coherent and reliable planning framework that can respond to the country’s housing and infrastructure needs.
The new Act seeks to bring greater clarity and consistency to how planning decisions are made. It consolidates years of amendments into a single piece of legislation and introduces clearer roles for national, regional and local plans. For property owners, developers, and advisers, it promises a system that is easier to navigate and more predictable.
Although the Act is now on the statute book, many of its provisions have not yet taken effect. The legislation is being commenced in phases during 2025 and beyond. This means that for the time being, the 2000 Act still applies in many situations, and practitioners must take care to identify which set of rules governs a particular case.
Objectives of the Act
The 2024 Act was introduced to modernise Ireland’s planning system and address long-standing issues of complexity, inconsistency, and delay. It reflects the Government’s commitment to a plan-led and more transparent approach, while also aiming to strengthen public confidence in the planning process. Its main objectives can be summarised as follows:
- To consolidate and simplify planning legislation into a single, clearer framework
- To ensure planning is more strategic and plan-led from national to local level
- To improve the governance and resources of the national planning appeals body
- To introduce statutory timelines for decision-making and provide greater certainty
- To reform judicial review procedures and legal costs rules, balancing access to justice with efficiency
Key changes relevant to conveyancers, developers, and property owners
The 2024 Act introduces a wide range of reforms that will affect how planning decisions are made and challenged. For those involved in property transactions, development projects or community engagement, the following changes are particularly important:
New planning hierarchy
National, regional and local plans are now more tightly aligned, with the introduction of National Planning Statements that set out binding policies alongside discretionary guidance.
Longer development plans
Local authority development plans will now run for ten years, with a mandatory review after five years. This replaces the previous six-year cycle and is intended to provide greater stability and predictability.
Area-based plans
Local area plans will be phased out and replaced by more flexible area-based plans that can be tailored to specific communities or development zones.
Statutory decision timelines
For the first time, there are binding time limits for planning decisions. Smaller appeals must be decided within eighteen weeks, while larger or strategic projects may have timelines of up to forty-eight weeks.
An Coimisiún Pleanála
An Bord Pleanála has been replaced by An Coimisiún Pleanála. The new body has a restructured governance model that separates decision-making, governance and operational roles in order to restore confidence in the national planning appeals system.
Judicial review reform
Significant changes have been made to how planning decisions can be challenged in the courts. These include the removal of the preliminary “leave” stage, clearer rules on who has standing to bring a case, targeted remedies where only part of a decision is defective, and a new framework for costs.
Transitional arrangements
Because the Act is being commenced in stages, the 2000 Act will continue to apply in some areas until the new provisions are activated. This requires careful checking of commencement orders when advising clients.
Practical implications
While the 2024 Act is a technical reform, its changes will have very real effects on how property professionals, developers and communities engage with the planning system. The main practical implications can be summarised as follows:
For conveyancers
- Longer development plan cycles should make the planning context more predictable for clients.
- Extra care is needed when reviewing planning searches, as some matters are still governed by the 2000 Act until the new provisions are fully commenced.
- Awareness of the new hierarchy of plans will be important when advising on zoning or development potential.
For developers
- Statutory timelines may reduce uncertainty, but monitoring how these deadlines are met in practice will be crucial.
- Judicial review reforms may reduce delay risks but could also limit opportunities to challenge decisions, requiring closer attention to compliance at application stage.
- The restructuring of the national appeals body should improve governance, but developers will need to familiarise themselves with new procedures.
For property owners and communities
- Residents’ associations and environmental groups have clearer standing in the courts, which may strengthen local voices in some circumstances.
- The move to longer-term development plans could reduce the frequency of plan-making processes, but the five-year review still offers an opportunity to engage.
- A more strategic, plan-led system may provide greater clarity on how areas are expected to develop over time.
Expert guidance for developers and property owners
The Planning and Development Act 2024 marks the most significant overhaul of Ireland’s planning laws in a generation. However, because the Act is being introduced in stages and overlaps with the older 2000 Act, the current landscape can be complex to navigate.
If you are a developer, property owner or community stakeholder and you are uncertain about how these changes may affect your plans or transactions, the team at McCarthy + Co Solicitors LLP is here to help. Our experienced solicitors can provide clear and practical advice to ensure you understand the rules that apply and can move forward with confidence. Contact us today to discuss your situation and receive expert guidance tailored to your needs.
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