Large-Scale Residential Development (LRD)

What is Large-Scale Residential Development (LRD)?


(a) the development of 100 or more houses,

(b) the development of student accommodation that includes 200 or more bed spaces,

(c) both the development of 100 or more houses and of student accommodation, or

(d) both the development of student accommodation that includes 200 or more bed spaces and of houses, where the LRD floor space of—

      (i) in the case of paragraph (a), the buildings comprising the houses,

      (ii) in the case of paragraph (b), the student accommodation,

     (iii) in the case of paragraphs (c) and (d), the buildings comprising the houses and the student accommodation, is not less than 70 per cent, or such other              percentage as may be prescribed, of the LRD floor space of the buildings comprising the development.

Legislative Basis for LRD

The PLANNING AND DEVELOPMENT (AMENDMENT) (LARGE-SCALE RESIDENTIAL DEVELOPMENT) ACT 2021 is an Act that provides for the making of large scale residential development applications to the Planning Authority. It replaces the previous Strategic Housing Developments process where applications went to An Bord Pleanála for determination.

Key Stages of LRD Applications


Pre-Planning / LRD Request Form

Stage 1:  Pre-planning Consultation with the Planning Authority (Section 247)

Prospective applicant carries out General Consultation with the Planning Authority (under section 247 of the Planning & Development Act, 2000, as amended).

Pre-planning consultation with the Planning Authority has been in operation since the coming in to effect of the Planning & Development Act, 2000, as amended.  Such consultations have generally heretofore, been discretionary and it was for individual applicants to decide whether or not to avail of this service. Under the Act of 2021, these consultations are required for LRD applications.  A Planning Authority is obliged to keep all records of section 247 consultation meetings and they become a matter of public record when an application is lodged. The Planning Authority recommends that prospective applicants consult with relevant prescribed bodies such as Irish Water and others as applicable.

Stage 2 - Prospective Applicant Requests LRD Meeting with Planning Authority

Following a Section 247 meeting, the prospective applicant can then make a request for a LRD Meeting. This meeting will be held within 4 weeks of the request and attended by the relevant officials from different sections of the Council such as infrastructure, environment.  

A request by a prospective applicant must be made in writing to the Planning Authority and should contain the information as follows:-

- appropriate fee

- name and address of the prospective LRD applicant

- site location map sufficient to identify the land

- brief description of the nature and purpose of the proposed development and of its possible effects on the environment,

- layout plan of the proposed development,

- brief description of any proposals to provide for water services infrastructure

- a statement setting out how the proposed LRD has had regard to the relevant objectives of the Development Plan or Local Area Plan

LRD Meeting

Where the Planning Authority is satisfied that the prospective applicant has submitted the required information, it will convene a consultation meeting. This meeting will take place within 4 weeks of the date of the receipt by the Planning Authority of the request and will be attended by the prospective applicant and appropriate representatives of local authority.

Purpose of the LRD Meeting

The purpose of the documentation and LRD meeting is to assist the Planning Authority in the forming of an Opinion under Section 3 of the Act of 2021 (which provides for the insertion of Section 32D LRD Opinion into the Principal Act).

The Opinion that is formed is on whether the documents submitted to the Planning Authority under Section 32D which is inserted into the Principal Act constitute a reasonable basis for an application or require further consideration and amendment to constitute a reasonable basis for an application under section

While drawings and layouts of the proposed development are required, discussions at the meeting will focus on key site specific issues at a strategic overview level. The statement of how the proposal has had specific regard to the relevant objectives of the County Development Plan and relevant Local Area Plan objectives should also set out the prospective applicant’s planning rationale for the proposal.  This statement should also refer to section 28 Ministerial Guidance which are of relevance to the site. These statements should be clear and concise.

The LRD meeting does not involve a merits based assessment of the proposal and is without prejudice.
Record of LRD Meeting

The Planning Authority will keep a record of all LRD Meetings, including the names of those who participated in the consultations. A copy of such record will be retained with the documents to which any application in respect of that proposed development relates.

These records will be issued to the prospective applicant and will be made available by the Planning Authority to the public when the application documents are received.

Forming and Issuing of an Opinion

Following the LRD Meeting, the Planning Authority will form an Opinion as to whether the documents submitted at pre-application stage constitute a reasonable basis for an application or require further consideration and amendment in order to constitute a reasonable basis for an application. Where the Planning Authority forms the Opinion that further consideration and amendment is required, it shall provide advice as to what areas or issues require to be addressed by the prospective applicant in the documents to be submitted with an application. 

The Planning Authority will issue notice of its Opinion to the prospective applicant within four weeks of the date of the LRD meeting.

This Opinion is required by the prospective applicant so as to proceed to application stage. This Opinion is made available to the public at application stage.

Note: Holding of LRD Meeting with the Planning Authority

Section 3 of the Planning and Development Amendment (Large Scale Residential Development) Act of 2021 provides that neither the taking place of an LRD meeting nor the provision of an LRD Opinion shall prejudice the performance by the planning authority of its functions under this Act or any regulations under this Act or any other enactment and cannot be relied upon in the formal planning process or in legal proceedings.

Stage 3 - Planning Application to be submitted directly to Planning Authority

The prospective Applicant can lodge a planning application under Section 34 of the Planning and Development Act as amended for LRD Development up to 6 months from the date of issuing the LRD Opinion.


Column 1
Class of Development
Column 2
Amount of Fee
Column 3
Amount of Fee for Retention Permission
14. The provision of a large- scale residential development:
(a) Pre-Application Consultation€1,500

(b) Basic fee structure: Each Housing Unit

€130 per housing unit€390 per housing unit
Note: In respect of an application comprising student accommodation, or shared accommodation the above structure range and fee per unit should be applied on the pro rata basis of the fee for 1 housing unit = the fee for 2 bed spaces of student accommodation or shared accommodation.
(c) Fee Structure for other uses on the land, the zoning of which facilitates such use: per square metre of gross floor space to a maximum of 30% of floor space of the entire development.€7.20 per square metre to a maximum of €32,400€15 per square metre to a maximum of €65,000
(d) Submission of an EIS/NIS Fee Structure

Submission of EIS

Submission of NIS





Pre-Planning / LRD Request Form

LRD Fees

Disclaimer: The purpose of the information provided is to enhance public access to information about the planning process. The Planning Authority accepts no responsibility or liability whatsoever with regard to the information on this site. Prospective Applicants and members of the public are advised to seek their own professional or legal advice as required.