Implementation plan published for phased commencement of the Planning and Development Act 2024

The Planning and Development Act 2024 (the 2024 Act), signed into law on 17 October 2024, represents a significant overhaul of Ireland's planning system.  The 2024 Act aims to enhance clarity, improve consistency, and increase confidence in the planning system.  Key reforms include mandatory decision-making timelines, reorganisation of An Bord Pleanála, alignment of plan-making tiers, and changes to the judicial review process.  On 4 March 2025, the Department of Housing, Local Government and Heritage (the Department) published an implementation plan to set out the phased commencement of the 2024 Act.  

Phased Commencement

The 2024 Act will be commenced on a phased basis, with the existing provisions of the Planning and Development Act 2000 (the 2000 Act) remaining in place until the relevant provisions of the 2024 Act are commenced and the corresponding provisions of the 2000 Act are repealed. The 2024 Act includes a number of ‘transitional provisions’ which will be important in navigating this period of transition. The phased commencement is divided into four blocks (A, B, C, and D).

Block A (early Q2 2025): Aspects of the 2024 Act covered in this first commencement stage are to include the following: concept of Development in s 15, Chapters 1 & 3 of Part 9 relating to judicial review, Part 16 (Events and Funfairs) and Part 17 providing for the establishment of An Coimisiún Pleanála.

Block B (mid-2025): The second commencement phase will include the following: Part 3 (Plans, Policies and Related Matters), Chapters 1 & 2 of Part 6 (Environmental Assessments), Chapter 1 of Part 7 (Housing Strategy and Supply), Part 18 (Office of the Planning Regulator) and Part 22 (Urban Development Zones).

The remaining sections of the 2024 Act will be commenced in Blocks C and D with further details as to timing to be provided once Blocks A and B have been commenced.

The commencement timeline will be updated regularly and confirmation of specific dates will be issued in advance of any provisions coming into effect.

Revised Planning and Development Regulations

In September 2023, the Department began examining existing regulations to identify alignment with the new Act, any new regulations required, and the scope of work needed.  This task was substantial, involving over 100 existing regulations amounting to approximately 1,200 pages.  The review identified areas needing major revision or entirely new regulations, while many existing regulations require updates to reflect the structure and language of the new Act. It is envisaged that revised Planning and Development Regulations (the Regulations) will be finalised to align with the commencement of the relevant provisions of the 2024 Act which they support.

The proposed structure of the Regulations is detailed in a table within the implementation plan.
Public consultation will be undertaken for certain regulations, including exempted development regulations and EIA screening threshold regulations.  Regulations dealing with the new judicial review legal costs regime under Part 9, Chapter 2 are the responsibility of the Department of Climate, Environment & Energy.

Conclusion

The commencement of, and transition to, the 2024 Act is a task of “considerable scale and complexity” and the publication of the phased implementation plan is to be welcomed. The Department recognises the imperative of ensuring a smooth transition to the new planning regime.  It is envisaged that the Department will have a dedicated website for the rollout of the 2024 Act and the associated revised regulations which will include commencement information, general guidance material, updated commencement schedules etc. On 7 March 2025, the Department published a helpful Correlation Table listing each section of the 2000 Act and identifying a section, or sections, of the 2024 Act which corresponds closest to that provision. Our Environment and Planning Team will provide further updates as commencement of the 2024 Act proceeds.

For further information in relation to this topic, please contact Alison Fanagan, consultant,  Alan Roberts, partner, Jason Milne, partner, Rachel Kemp, senior knowledge lawyer, or your usual ALG Environmental & Planning contact.

Date published: 11 March 2025