Learn more about the stages involved in the planning application process – from start to finish.
Last updated: 2 July 2025
Here is each step that a planning application goes through, from when it is first submitted to the local planning authority (LPA) until a decision is made.
Planning applications are submitted to the LPA. The LPA checks that all the necessary information has been provided to enable it to validate the application. Once validated, the planning application is entered onto the online planning register.
The online planning register is accessed via the two Planning Portals in Northern Ireland and allows you to find, view, and make comments on all planning applications. All documents associated with a planning application, including consultation responses from relevant organisations and comments from the local community, are available to view on the online register.
Once a planning application has been validated, it needs to be publicised. The public need to be made aware of the proposed development and be given the opportunity to express their views.
Neighbouring landowners or occupiers that are located within a 90-metre radius of the application site are usually notified of the proposal in writing. Applications must also be advertised in a local newspaper. LPAs are unable to give a decision on the application until at least 14 days from when notice of the application is published in the press or from when neighbours are notified, whichever is the later.
The LPA may also wish to consult with other interested parties. LPAs are required to consult specified bodies before making a decision on certain applications – these are known as statutory consultees. For example, the Northern Ireland Environment Agency (part of the Department of Agriculture, Environment and Rural Affairs) is a statutory consultee for any application that may affect an Area of Special Scientific Interest (ASSI). LPAs are unable to give a decision until at least 21 days after they have consulted a statutory consultee.
Applications requiring an Environmental Statement under the Environmental Impact Assessment Regulations have a longer consultation period of 30 days (find out more about the process in our An overview of Environmental Impact Assessment guide).
Use the Planning Portals to find planning applications in your local area. There is one for the majority of planning authorities in Northern Ireland and one for Mid Ulster District Council – access them both here. This can be a useful way to stay informed about any proposed developments that may affect your community.
Anyone can make a representation on a planning application. Representations can object to or support a proposal, or make general comments, perhaps asking for certain matters to be considered or suggesting how the proposal could be made acceptable (eg, by changes to the design or imposing planning conditions on the permission). Representations must be based on material planning considerations (find out more in our guide to Understanding material considerations and weight in planning decisions.
Valid objections on planning grounds may raise and highlight issues that could be reason to refuse a planning application. Effective representations may prompt the LPA to impose conditions that make the proposal acceptable, for example by including measures to protect wildlife. It’s important to ensure that comments relate to planning matters (eg, the size of the proposal, impact on protected species etc), rather than personal likes or dislikes.
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Even if you have missed the neighbour consultation deadline, representations may still be considered up until the application is determined. If you have something relevant to say about a planning application, it’s worth submitting your comments to the LPA as soon as possible.
The statutory time limit for deciding most planning applications is eight weeks from the date of validation, or 16 weeks for major applications. However, in practice it often takes the LPA longer than this to determine applications (eg, if more time is needed for the applicant to address any issues with their proposal). There is also the option for the applicant and the LPA to formally agree a longer determination period.
The planning officer should assess the development proposal by:
Primarily looking at the development plan – what the site is allocated for and what the relevant policies are
Considering any other relevant local and national planning guidance
Usually carrying out a site visit
Looking at the effects within the site and on surrounding land uses and the environment
Taking into account all material planning considerations (issues which are directly relevant to the proposal)
Considering all comments received as a result of the consultation process
Considering whether they have enough information to fully consider the proposal and asking for more information if not
Considering legal obligations of the LPA, such as the Habitats Regulations
Discussing any issues with the applicant
Most planning applications are determined by planning officers under delegated powers (meaning that decision-making powers are passed to them by the elected councillors). In certain situations, such as when an application attracts a large number of objections, applications are determined by a planning committee. Each LPA will have its own scheme of delegation and protocols for deciding exactly how its planning applications are determined. This scheme of delegation should be publicly available and can either be viewed online or obtained directly from the LPA upon request.
After the assessment stage, the planning officer prepares a report which contains a recommendation to either approve (with any necessary conditions) or refuse the application (with reasons based on planning policy). The reasons for the recommendation are also contained in the officer’s report. The recommendation is then either signed off by a senior officer with delegated powers or determined by the planning committee.
A formal decision notice is issued to the applicant, which clearly states whether permission is granted or refused. The reasons for refusing an application, or imposing any conditions, must be specified on the decision notice. If refused, or if the applicant isn’t happy with any of the conditions imposed, they then have the right to appeal the decision by applying to the Planning Appeals Commission (PAC) within four months of the date of decision.
The officer’s report and decision notice should be uploaded to the online planning register. If this hasn’t happened, contact the LPA to request that these documents are made publicly available as soon as possible.
The LPA will usually give notice of their decision to anyone who commented on the planning application.
The Department for Infrastructure (DfI) has the power to take over (‘call in’) planning applications instead of the LPA making the decision. However, the DfI will normally only do this if the application conflicts with national policy in important ways or is nationally significant. For information on how called-in applications are determined, see the DfI’s determination of applications guidance.
When planning permission is granted, the development proposal must be carried out in accordance with the approved plans, details and conditions.
However, sometimes new issues arise which may result in the approved proposal needing to be changed. Any substantial changes to a planning permission will require a new application, but other options are available for less substantial changes. Section 67 of The Planning Act (Northern Ireland) 2011 allows the LPA to deal with small changes to planning permissions by approval of non-material changes.