Pre-planning meeting in Ireland: how Section 247 consultations work

What is a Section 247 consultation?

Section 247 says that a person who has an interest in land, and who intends to make a planning application, can consult the planning authority about the proposed development. The council has to agree to the consultation, and the Act says it cannot unreasonably withhold that agreement. The council can then advise on the proposed application.

In a consultation, the council must advise you on the procedures for considering a planning application, including the requirements of the planning rules. As far as possible, it must also point out the objectives of the development plan that may affect the decision.

The council can set the times and places where it holds consultations. It must publish notice of them at least once a year in a newspaper circulating in its area.

How do I book a pre-planning consultation?

Each council runs its own process, so start on your council’s planning pages. As an example, Dún Laoghaire-Rathdown County Council takes requests in two ways:

1. Log in or create an account on its online planning system, choose “Pre-Planning Consultations” and fill in the fields.
2. Or post your documents to the Pre-Planning Section at County Hall, Marine Road, Dún Laoghaire.

Other councils may use email, a form or an appointment system. Some hold meetings in person, and some give written advice only.

What should I bring or send?

The detail depends on the council. Dún Laoghaire-Rathdown asks for:

• The completed pre-planning consultation form.
• A site location map from Ordnance Survey Ireland, at 1:1000 for urban areas or 1:2500 for rural areas.
• Drawings and a description of the proposed development.
• PDF files under 20MB each, with short file names and no symbols such as &, % or $.
• For large-scale residential development, a separate form.

Whatever the council, the most useful requests include:

• A clear description of what you want to build or change.
• The address or location of the site, and proof that you own it or have the owner’s written consent.
• Simple sketches or drawings showing the layout and size.
• Photographs of the site.
• Any earlier planning history you know of.
• Your specific questions, such as whether the zoning allows the use, or whether the height is likely to be a problem.

Who can ask, and does it cost anything?

Section 247 applies to people who have an interest in the land. Dún Laoghaire-Rathdown limits the service to people or bodies with a legal interest in the site, and requires written consent from the owner if you are not the owner. It states that “This is a free service”. Check your own council’s page for its rules and any fee.

What does the advice give you?

You get the council’s view on how your plan fits the development plan and planning rules. Dún Laoghaire-Rathdown says it sends written advice by email, highlights potential issues for a later application, and keeps a record of the consultation. It gives an average review time of 6 to 8 weeks for requests, so allow for that when you plan your project.

The council keeps a written record of each consultation. The Act says this record is placed with the documents of any later planning application for the proposal. It is made public only once an application is made.

What does a pre-planning consultation not guarantee?

This is the part people most often misunderstand.

• It is not permission. Dún Laoghaire-Rathdown states plainly that a pre-planning consultation does not grant planning permission.
• It does not bind the council. Section 247(3) says that consultations do not prejudice the council’s other functions and “cannot be relied upon in the formal planning process or in legal proceedings”.
• It does not stop other people. Neighbours and others can still make submissions on a formal application, and the council must consider them.
• It is based on what you send. Advice depends on the documents and facts you provided. Changes later can change the answer.

A positive consultation is a good sign. It is not a promise.

When is a consultation compulsory?

Section 247 requires a consultation, with at least one meeting, before a planning application for residential development of more than 10 housing units, non-residential development of more than 1,000 square metres of gross floor space, or student accommodation with 200 or more bed spaces. The council must hold the consultation or give written confirmation within 4 weeks of the request, unless the applicant asks for more time. Most house extensions and small projects are far below these limits.

Rules are changing, so check before you start

The Planning and Development Act 2024 will replace much of the 2000 Act in stages. The Irish Statute Book, updated to 21 October 2026, lists the repeal of sections 242 to 321 of the 2000 Act, which includes section 247, as not yet commenced. Section 247 therefore still applies, but check the planning pages on gov.ie and your council’s website for any change.

Check before you apply

Even a good consultation depends on the facts of your site. Rules differ with zoning, protected structures, conservation areas and nature sites, and a council meeting only covers what you tell them. A pre-planning report checks zoning, protected structures and nature sites at an address, so you can go into the meeting better prepared. Read about it on the pre-planning report page, or start with the free planning permission checker. When you are ready, see How to apply for planning permission.