The Planning Clock Is Already Running.
Five weeks to observe. Four weeks to appeal. Eight weeks to challenge in court. Objections, appeals, enforcement and judicial review — advised within 48 hours, anywhere in Ireland, remote if you prefer.
Permission Granted — or Refused — on a Site That Matters? The Next Eight Weeks Decide Everything.
Planning judicial review is the High Court end of this practice — challenging unlawful permissions, and defending granted ones when objectors go to court. Conducted a short walk from where the cases are heard.
Planning Judicial Review →Every Planning Moment, Covered
Twelve honest guides — from the neighbour’s application to the High Court challenge, and the developer’s chair too.
Planning Law in Ireland
The system in plain English: application, decision, appeal, judicial review - and the three windows that decide everything.
Objecting to Planning Permission
The five-week window, the grounds that count, and how solicitor-drafted observations differ.
Appeals to An Coimisiún Pleanála
Four weeks, no extensions: first- and third-party appeals to the board, done properly.
Planning Judicial Review
The eight-week challenge: quashing a permission - or defending yours when objectors go to court.
Planning Enforcement
Warning letters, enforcement notices, the seven-year rule honestly explained - and the way back.
Retention Permission
Regularising what’s built: when retention works, when it can’t, and the race with enforcement.
Do I Need Planning Permission?
Exempted development, extensions, attic conversions, short-term lets - and the Section 5 route to certainty.
Compulsory Purchase (CPO)
The landowner’s page: objecting to the CPO, the compensation framework, and why early advice changes outcomes.
For Developers & Landowners
Pre-application risk review, JR-proofing permissions, conditions, contributions - and defending enforcement.
Rural & One-Off Housing
Local-needs policies, refusal patterns, and the appeal route for the refused rural house.
Neighbour Disputes & Planning
Overlooking, overshadowing, the objection as the civilised route - and mediation before war.
Environmental Planning, EIA & AA
Screening in plain English - and why screening errors are the ground that keeps deciding cases.
The Window Is Statutory. The File Is the Case. The Objection Is Not the End.
Three truths this site repeats because they decide outcomes: planning rights are use-them-or-lose-them rights — the windows don’t bend for good excuses; the case you’ll have later is the file you build now — dates, documents, photographs, from day one; and the process has stages — a lost objection can become a won appeal, a granted permission can still meet the High Court, and an enforcement letter can end in regularisation. Where you are decides what’s possible; your dates decide how long it stays possible.
How the 48-Hour Review Works
Email what you have today: the planning reference and the application documents, the decision or the notice, your dates — when lodged, when decided, when received — photographs if enforcement or neighbouring works are involved, and the story in ten lines. Within 48 hours you get the honest position: which window applies and how much of it remains, which route fits — observation, appeal, judicial review, retention, Section 5, response — what it involves, and whether it’s worth it, said plainly either way. Fees are discussed openly and agreed in writing before any work begins. The whole exchange runs by email and phone if you prefer — and two minutes on the Deadline Mapper shows which window you’re standing in before you even call.
Serving Clients Everywhere — Remotely
A Decision Issued. A Notice Arrived. A Site Sign Went Up.
Whichever it is, a window opened with it - and it's closing at the statutory rate. Send the documents and your dates today; the honest position comes within 48 hours.
Call 01 5827148