Planning and Development Act 2024 – One Year On

A year has passed since the Planning and Development Act 2024 was signed into law. Our Planning & Environment team provides an update on the commencement of key provisions of the Act.

The Planning and Development Act 2024 marks a fundamental restructuring of planning law in Ireland. As we pass the one-year anniversary since the Act was signed into law, focus shifts to the implementation timeline and specific parts of the Act as they begin to take effect.

The commencement of the Act has followed a phased approach, with provisions being rolled out in a series of blocks. In a previous update, we gave an overview of the Government’s indicative timeline for implementation of the Act and proposed commencement blocks.

In this article, we provide an update on that implementation timeline, outlining some of the key provisions of the Act that are now in effect. We also identify the remaining parts of the Act where commencement is outstanding.

What has been commenced?

Plans and policies

Part 3 of the Act concerns the strategic and policy framework underpinning the restructured planning regime. Provisions relating to the following matters have been commenced in full as of 2 October 2025:

• The preparation and review of the National Planning Framework
• National Planning Statements, replacing section 28 Ministerial Guidelines, and
• Regional Spatial and Economic Strategies

Chapters 5 and 6 of Part 3 have yet to be commenced but will ultimately introduce:

• New provisions concerning development plans, and
• The establishment of urban area plans, priority area plans and coordinated area plans

An Coimisiún Pleanála

Provisions concerning the restructuring of An Bord Pleanála to An Coimisiún Pleanála (the Commission) took effect from 18 June 2025. The restructuring includes the establishment of a new three-pillar structure with demarcation between planning decision-making, governance and corporate departments.

Judicial review

Part 9 of the Act concerns judicial review and decision-making. All sections relating to interpretation, procedure, time limits, conduct, stays and appeals in judicial review have been commenced since 1 August 2025. Section 180 of the Act, which provides for a pause on the duration of planning permissions subject to judicial review proceedings, has also been commenced.

The changes to costs procedures in environmental proceedings under Chapter 2 of Part 9 are yet to be commenced.

What’s left to be commenced?

Environmental impact and appropriate assessments

Some preliminary provisions concerning changes to environmental impact and appropriate assessments under Part 6 of the Act were commenced on 2 October 2025. These changes include provisions relating to the obligation to carry out screening for appropriate assessment of plans.

The balance and material changes to environmental impact and appropriate assessment procedures have yet to be commenced, including chapters relevant to environmental impact and appropriate assessment of development. These changes are expected to take effect as part of the next block of commencements.

Development consents

Part 4 of the Act relates to development consents and includes consent procedures for the following categories of development:

• Standard development
• Applications to be made directly to the Commission including applications for strategic infrastructure development, electricity transmission infrastructure development and maritime development
• Alterations, extensions and revocations of permission, and
• Local and State authority development

The provisions relating to development consents have yet to be implemented but are expected to be rolled out as part of the next phase of commencements.

Urban and strategic development zones

While certain preliminary provisions commenced on 9 June 2025, the material sections concerning the designation of urban development zones under Part 22 of the Act have yet to be commenced. All sections concerning the identification and designation of strategic development zones also remain to be commenced.

Compulsory acquisition

Part 14 of the Act relates to compulsory acquisition of land and maritime sites, the entirety of which has yet to be commenced. Under its implementation plan, the Government has indicated that these provisions will be commenced as part of the final block of commencements.

Conclusion

A significant proportion of the changes to the planning regime introduced by the Act have now come into effect. However, transition is ongoing, and several principal changes due to be established under the Act remain outstanding. Future phases will address the commencement of changes to development plans, the balance of environmental impact and appropriate assessment procedures, development consents and compulsory acquisition.

For guidance in navigating this transitional period, please reach out to a member of our Planning & Environment team.

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The content of this article is provided for information purposes only and does not constitute legal or other advice.