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A Guide to Making a Planning Appeal Copyright 2007 An Bord Pleanla What if my appeal is incomplete? If the appeal does not meet all the legal requirements at the time the appeal is made (see the preceding paragraphs for guidance), it will be invalid and cannot be considered by the Board. (See also question 14). Do different fees apply in different cases? Yes. Where, for example, the appeal relates to commercial development (includes 2 or more houses) and/or unauthorised development (includes most development works and changes of use carried out without a grant of permission) and the appeal is made by the first party, higher than normal fees apply. Different fees also apply to other categories such as “observers” (see question 11), certain public bodies and for oral hearings. Please refer to the Board’s determination order on fees for detailed information. Can I see the planning authority file before appealing? Yes. The planning authority will make available for public inspection the planning application and any submissions or observations received in relation to the application at its offices as soon as may be after they are received. Within 3 working days of its decision, the planning authority will also make available for public inspection at its offices- - · the complete application and any additional information supplied by the applicant, - · its own reports on the application, - · its decision and notification of this to the applicant and any other person or body who made submissions or observations in relation to the application. Can I get copies of documents relating to a planning application? Yes. Copies of the documents referred to at 8 above may be purchased from the planning authority at reasonable cost. Are there certain decisions or conditions of a planning authority on a planning application which cannot be appealed? - There is no appeal to the Board where a planning authority is granted authorisation by the Courts to refuse permission on the basis of past failures of a developer or a related person to comply with a previous permission. - There is no appeal to the Board against a decision to grant permission consequent on the grant of an outline permission in respect of any aspect of the decision which was decided in the outline permission. - Generally, there is no appeal to the Board in relation to conditions against financial contributions imposed under Development or Supplementary Development Contribution Schemes. - However, appeals are permitted against special contribution conditions imposed by a planning authority and appeals are also permitted where a developer considers that the terms of a Development or Supplementary Development Contribution Scheme were not properly applied. In such cases, where there is no other appeal against the decision of the planning authority, the planning authority may make the grant of permission notwithstanding the appeal to the Board provided that the person taking the appeal furnishes to the planning authority security for payment of the full amount of the contribution or special contribution, as appropriate. Can I make my views known to the Board without appealing? Where an appeal has already been made, another person can become an “observer” and make submissions or observations on the appeal. A copy of the appeal can be seen at the planning authority’s office. The time limit for such submissions or observations is four weeks from the receipt of the appeal by the Board (or the last appeal where more than one is made) or, in the case where an Environmental Impact Statement has been submitted, four weeks of the date the Board publishes notice of its receipt or, where the Board has requested the applicant to publish a further site or newspaper notice, four weeks of the date of publication of the notice. So, if an appeal is received on Wednesday 2nd of a month, the last day for receipt of submissions or observations on the appeal by an “observer” is Tuesday 29th of the same month. See also questions 25, 26 and 27 regarding time limits. Should the appeal (or all the appeals where there is more than one) be withdrawn by the person who made it, the decision of the planning authority will stand and your submission will lapse. How may I make my views known to the Board? An “observer” should submit his/her submissions or observations in writing by: - - Sending them by post to: The Secretary, An Bord Pleanála, 64 Marlborough Street, Dublin 1. - Or, delivering them to the Board’s offices. (Office hours are 9.15 to 5.30 on Monday to Friday except on public holidays and other days on which the offices are closed). What must I include with my submissions or observations? - Your own name and address - which must be clearly stated. Where an agent makes the submissions or observations on your behalf, he/she must state clearly his/her own name and address and your name and address. - The subject matter of the submissions or observations – you must give sufficient details to enable the Board to readily identify the application/appeal e.g. a copy of the planning authority decision or the appeal reference number. - The full grounds of the submissions or observations and supporting material and arguments. The Board cannot take into consideration any further submissions, observations or other information submitted after the initial submissions or observations are submitted (except information specifically requested by the Board) and it cannot consider non-planning issues. - The correct fee (except in the case of certain bodies specified by the Board). Details of fees are available from the Board or your local planning authority. If my appeal or observation is invalid, can I re-lodge the appeal or observation? If you comply fully with All the requirements at the time you re-lodge the appeal or observation, then it will be accepted. The requirements are that the appeal or observation must be received within time (see question 3 or 11, as appropriate), be made correctly (see question 4 or 12) and must include all the information and documents (see question 5 or 13) when it is re-lodged. Even if a fee (correct or not) was lodged with the invalid appeal or observation, the full fee must always accompany the new appeal or observation. Where the time limit has not expired for re-lodging a fresh appeal or observation, the Board does not guarantee that it will notify appellants or “observers” in sufficient time that would allow a fresh appeal or observation to be made within the statutory time limit. Page 1 , Page 3 , Page 4
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Ceisteanna a chuirtear go minic Cén lá is deireanaí ar féidir achomharc a dhéanamh? Go ginearálta ní mór achomharc in aghaidh cinnidh phleanála a dhéanamh laistigh de thréimhse 28 lá ó dháta an chinnidh. Bain leas as an gclár féilire ar leathanach baile an Bhoird chun eolas a fháil maidir leis an lá deiridh chun achomharc a dhéanamh. Cé atá in ann achomharc a dhéanamh? An duine a rinne an t-iarratas chun cead pleanála a fháil (an t-iarratasóir – an chéad pháirtí) agus aon duine eile a chuir aighneacht nó breathnóireacht i scríbhinn faoi bhráid an údaráis pleanála maidir leis an iarratas pleanála (an tríú páirtí). Tá eisceachtaí i bhfeidhm maidir leis an riail seo. Cé mhéad a chosnaíonn sé achomharc a dhéanamh? Tá na táillí reatha d’achomhairc a dhéanamh agus le hábhair eile le fáil ar shuíomh idirlín an Bhoird faoin teideal “Treoir chun Táillí a íoc” ar an leathanach baile. Cad a tharlaíonn má chuirtear an t-achomharc sa phost in am? Caithfidh an Bord an t-achomharc a fháil laistigh de thréimhse 28 lá ó dháta chinneadh an údaráis pleanála an chinnidh gan aird ná baint ar bith ar an dáta a chuirtear sa phost é. Féach ar alt 3 dar teideal “An bhfuil teorainn ama ar achomhairc” sa treoir “Conas Achomharc Pleanála a dhéanamh” le fáil ar an leathanach baile. An féidir liom achomharc a sheoladh trí ríomhphost nó facs agus an táille a chur sa phost? Ní féidir. Caithfidh gach rud a bheith le chéile ag an am céanna agus iadsan a bheith in am. Féach ar “Seicliosta” chun achomharc a dhéanamh. Conas a oibríonn an próiseas achomhairc? I bhformhór na n-achomharc pleanáil bíonn an córas mar seo: Nuair a bhíonn achomharc bailí faighte ag an mBord, seolann an rannóg próiseála cóip den achomharc chuig an údarás pleanála áitiúil agus is féidir leis an bpobal nó aon duine a bhaineann leis an achomharc féachaint nó scrúdú a dhéanamh ar an achomharc ansin. Faigheann an Bord cáipéisí ábhartha agus eolas a bhaineann leis an achomharc ón údarás pleanála, ina measc bíonn aighneachtaí agus eolas eile a bhaineann leis an gcás. I bhformhór na gcásanna bíonn Cigire ceaptha ag an mBord chun déileáil leis an gcás agus is pleanálaí gairmiúil é an Cigire sin. De ghnáth tugann an Cigire cuairt ar an suíomh i gceist agus tógann sé grianghraif. I gcásanna casta nó cásanna ina bhfuil rud éigin suntasach i gcomhthéacs áitiúil nó náisiúnta ag baint leo, is féidir leis an mBord éisteacht ó bhéal a thionól. Nuair a bhíonn machnamh déanta ag an gCigire ar an gcás, seolann sé/sí tuairisc scríofa chuig an mBord. Ansin tagann baill den Bhord le chéile chun breithniú ar an gcás iomlán agus cinneadh a thabhairt faoi dheireadh. Bíonn an cinneadh seo curtha in iúl do na páirtithe ábhartha chomh maith le haon duine a scríobh aighneacht leis an achomharc. Conas is féidir a fháil amach an bhfuil achomharc déanta in aghaidh cinnidh pleanála? Bain triail/leas as an áis chuardaigh, http://www.pleanala.ie/search/index_ga.php, chun eolas a fháil ar achomharc ina bhfuil suim agat. Bíonn achomhairc nua curtha suas ar shuíomh idirlín an Bhoird go leanúnach. An féidir liom mo chuid tuairimí a chur in iúl don Bhord gan achomharc a dhéanamh? I gcás go mbíonn achomharc déanta cheana féin, féadfaidh duine eile a bheith ina “bhreathnóir” agus aighneachtaí nó tuairimí a dhéanamh ar an achomharc. Chun tuilleadh eolais a fháil féach ar alt 12 sa treoir “Conas Achomharc Pleanála a dhéanamh”. An féidir liom éisteacht ó bhéal a iarraidh? Féadfaidh aon pháirtí san achomharc (nach “breathnóir”) éisteacht ó bhéal a iarraidh ar an gcoinníoll go n-íoctar an táille cheart neamh-aisíoctha sa bhreis ar an táille achomhairc. Chun tuilleadh eolais a fháil féach ar alt 16 sa treoir “Conas Achomharc Pleanála a dhéanamh”. An féidir liom m’achomharc a tharraingt siar. Is féidir. Is féidir le hachomharcóir achomharc a tharraingt siar ag aon tráth roimh chinneadh an cháis ag an mBord. I gcás go ndéantar achomharc a tharraingt siar (nó na hachomhairc ar fad, i gcás go bhfuil níos mó ná ceann amháin ann), beidh éifeacht le cinneadh bunaidh an údaráis pleanála. Má bhíonn achomharc tarraingthe siar ní féidir leis an mBord breathnú níos mó ar na haighneachtaí ó bhreathnóirí. Ní thugtar an táille ar ais ach an oiread. Féach ar alt 28 sa treoir “Conas Achomharc Pleanála a dhéanamh” chun breis eolais a fháil. Cén teorainn ama atá ann chun achomhairc a chinntiú? Is é cuspóir reachtúil an Bhoird ná achomharc a dhiúscairt laistigh de 18 seachtaine. Mar sin féin, más rud é nach measann an Bord go bhfuil sé indéanta nó cuí teacht ar chinneadh laistigh de 18 seachtaine cuirfidh sé na cúiseanna dó sin in iúl do na páirtithe agus na breathnóirí agus caithfidh an Bord a rá cathain a bhfuil sé ar a intinn cinneadh a dhéanamh. An bhfuil cinneadh an Bhoird críochnaitheach? Ní féidir bailíocht chinneadh an Bhoird a cheistiú ach trí athbhreithniú breithiúnach amháin faoi Ordú 84 de Rialacha na nUaschúirteanna. Tábhair faoi deara go ndéantar an t-iarratas leis an gcúirt de ghnáth laistigh den tréimhse 8 seachtaine den dáta a rinne an Bord an cinneadh. Maidir le hiarratas ar athbhreithniú breithiúnach tabhair faoi deara nach dtugann an Chúirt aon chinneadh faoi fhiúntas na forbartha ó thaobh prionsabail pleanála cuí de nó forbairt inchothaithe na háite nó impleachtaí ar an timpeallacht. Ta tuilleadh eolais maidir leis an bpróiseas athbhreithnithe bhreithiúnaigh ar fáil san fhógra “Fógra Faoi Athbhreithniú Breithiúnach” faoin teideal “Foilseacháin” ar an leathanach baile: www.pleanala.ie/ publications/index_ga.htm An féidir liom comhairle a fháil ón mBord? Níl sé mar chleachtas ag foireann an Bhoird ceisteanna nó gnáthaimh phleanála a phlé a bhaineann le hachomharc atá críochnaithe toisc nach bhfuil aon chumhacht ag an mBord na ceisteanna seo a athoscailt. Cé gur féidir an cúram seo a chur ar bhaill áirithe den fhoireann déileáil le fiosruithe ginearálta, ionas nach mbeidh neamhchlaontacht an Bhoird curtha i mbaol ní féidir dul i dteagmháil le baill ná le cigirí an Bhoird faoi ghnó ar bith. Cé a chuireann cinneadh an Bhoird i bhfeidhm? Níl aon chumhacht forfheidhmithe ag an mBord. Is é an t-údarás pleanála áitiúil atá freagrach go príomhúil as forfheidhmiú na gcinntí pleanála, cuma na gcinntí de chuid an Bhoird iad nó de chuid údaráis phleanála, agus as léirmhíniú na gcoinníollacha a chuirfear leis na cinntí. De réir na bhforálacha forfheidhmithe i gCuid VIII d’Acht Pleanála na bliana 2000, caithfidh údarás pleanála gníomh a dhéanamh i gcás gearán macánta a dhéanann baill den phobal leis faoi fhorbairtí neamhúdaraithe, lena n-áirítear gan cinntí pleanála a chomhlíonadh. Féadfaidh duine ar bith iarratas ar urghaire a fháil ón Ard-Chúirt nó ón gCúirt Cuarda maidir le forbairt neamhúdaraithe in imthosca áirithe. An féidir liom na comhaid a bhaineann le hachomharc a iniúchadh? Is féidir gach comhad a bhaineann le cás áirithe a iniúchadh in oifigí an Bhoird, tar éis don chás a bheith cinnte. Ní féidir na comhaid a iniúchadh agus an cás fós ar siúl. Foilsítear Tuarascáil na gCigirí ar-líne ar shuíomh gréasáin an Bhoird go gairid tar éis an cás a bheith cinnte. Ní fhoilsíonn an Bord na comhaid eile ar-líne (léarscáileanna, grianghraif, litreacha srl) a bhaineann le hachomhairc nó cásanna eile, ach seans go mbeidh cuid mhaith díobh seo le fáil ar shuíomh gréasáin an údaráis phleanála lena mbaineann siad. • Féach; Ar chun Tuilleadh Eolas a fháil An féidir cóipeanna de cháipéisí na gcomhad a cheannach? Is féidir cóip d’aon cháipéis atá sna comhaid a cheannach. Is féidir tuarascáil an chigire, treoir an Bhoird agus ordú an Bhoird a léamh agus a íoslódáil ó shuíomh gréasáin an Bhoird ag www.pleanala.ie, saor in aisce. Tá comhaid eile le fáil ach táille bheag chóipeála a íoc. Eolaí ar na Rátaí is iníoctha ar an Rochtain Phoiblí Meitheamh 2012 Last modified: 13/09/2012