What is a Large-scale Residential Development (LRD)?

‘Large-scale Residential Development’ or LRD applications are applications made to Meath County Council (referred to below as the Planning Authority) for:

• the development of 100 or more houses,

• the development of student accommodation that includes 200 or more bed spaces,

• both the development of 100 or more houses and of student accommodation, or

• both the development of student accommodation that includes 200 or more bed spaces and of houses.

LRD applications are restricted to lands which facilitate residential development and do not apply to lands designated as Strategic Development Zones.

Any other uses proposed within the development are required to be compliant with the Land Use zoning objectives designated by the Development Plan.

Non-residential developments proposed within a LRD application are restricted to 30% of the total floor area.

Legislative Basis for LRD

The Government, in line with their commitment to end and replace the Strategic Housing Development (SHD) process, established a new application process (LRD).

Applications for SHDs were submitted directly to An Bord Pleanála for assessment under the Planning and Development (Housing) and Residential Tenancies Act 2016.

Under the new arrangement, LRD applications are submitted to the Planning Authority.

The Planning and Development (Amendment) (Large-scale Residential Development) Act 2021 came into effect on 17th December 2021, which is the commencement date for dealing with LRD applications. New Regulations and Fee Structures associated with LRD applications also came into effect on this date.

This legislation also applies to any proposals to modify a permitted SHDs or LRDs.

LRD: Four Stage Process

The LRD application process generally consist of 4 stages:

Stage 1: Pre-application Section 247 Consultation

Pre-application consultation with the Planning Authority (carried out under Section 247 of the Planning and Development Act 2000 (as amended)) is an important requirement of the LRD process.

The purpose of the pre-application consultation is to afford a prospective applicant an opportunity to seek advice from the Planning Authority on any planning matters that may have a bearing on the decision of the application.

Planning Authorities are required to schedule a meeting with the applicant within 4 weeks from receipt of the pre-application consultation request. A pre-application consultation can only be arranged with a person with sufficient legal interest in the land concerned and only with respect to a specific development proposal.

If a new LRD or an amendment to a permitted SHD or LRD is proposed, the applicant must engage in pre-application consultations (carried out under Section 247).  

Applicants must email penquiries@meathcoco.ie to request this pre-planning consultation. On receipt of the request a sharefile link will be provided to enable the applicant to unload the completed Form 18 and accompanying documentation.

All requests are required to include the following details:

• Application form requesting a LRD Section 247 meeting with the Planning Authority (Form 18).

• Site Location Map - the scale required is 1:1000 for urban areas and 1:2500 for rural areas. These can be obtained from Ordnance Survey Ireland.

• Site Layout Plan.

• A clear and detailed description of the proposed development.

• Supporting information as necessary including photographs, sketches, or preliminary drawings such as elevation drawings, floor plans, etc.

• For further information refer to the ‘LRD Pre-Application Consultation Checklist’ for submitting a LRD Section 247 meeting request.

The Planning Authority will keep a record of any such consultations. This will be made available as part of the public record should a planning application be lodged at a later stage.

The carrying out of such consultations shall not prejudice the performance by a Planning Authority of any other of its functions under the Planning and Development Act 2000 (as amended) or any regulations under this Act and cannot be relied upon in the formal planning process or in legal proceedings.

In the case of proposals which seek to amend previously permitted SHDs or LRDs, the Planning Authority will determine, under Section 247 (7) of the Planning and Development Act 2000 (as amended), whether further consultation is required regarding the proposed development.

The Planning Authority will state whether consultation under Stage 2 and Stage 3 is necessary (outlined below) or whether the applicant can proceed to lodge a planning application under Stage 4.  

Stage 2: LRD Meeting with the Planning Authority

After a prospective LRD applicant has completed a Section 247 meeting, they may request a Stage 2 ‘LRD Meeting’ with the Planning Authority. Following the receipt of a LRD consultation request, the Planning Authority is required to facilitate a meeting with the applicant within 4 weeks of the date of receipt of such a request.

All LRD proposals must be discussed at a ‘LRD Meeting’ with the relevant Planning Authority, for the purpose of acquiring a ‘LRD Opinion’ under Section 32(D) of the Planning and Development Act 2000 (as amended). 

A LRD Opinion advises the prospective applicant whether the documents submitted for the meeting “constitute a reasonable basis” for submitting an application for permission for the proposed LRD.

A request for a LRD Meeting can be made by emailing penquiries@meathcoco.ie. It must include the following documentation:

• LRD pre-application consultation application form – Form 18
  • Applicants are advised to provide 2 printed copies and one digital copy of the application while requesting a LRD meeting, unless otherwise specified.
• For further information refer to the Checklist for submitting a LRD Meeting request – ‘LRD Pre-Application Consultation Checklist’.

The following fee applies to Pre-Application Consultation (LRD Meeting): €1,500

Stage 3: Forming and Issuing of ‘LRD Opinion’

When a LRD Meeting has been held with a prospective applicant, the Planning Authority is required to form a ‘LRD Opinion’ within 4 weeks from the date of consultation. This involves considering the documents submitted for the purposes of the ‘LRD Meeting’ and determining whether the proposal constitutes a reasonable basis to make an application for permission for a proposed LRD.

Where the Planning Authority forms the Opinion that further consideration and amendment is required, it shall provide advice as to what issues need 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 4 weeks of the date of consultation with the applicant.

The LRD Opinion issued by the Planning Authority is valid for 6 months and will be made available to the public with the lodgement of an application.

Our weekly planning lists include information on any LRD pre-application consultations currently being processed by Meath County Council.

Stage 4: LRD Application

A prospective LRD applicant is required to fulfil the following requirements prior to making a LRD application:

• Engagement with the Planning Authority under Section 247; and received a LRD Opinion or written confirmation of the Planning Authority’s ‘Determination’ under Section 247(7) for a proposed modifications to a SHD/LRD.

• A LRD Opinion or Section 247(7) Declaration dated within 6 months of the application.

• An application which addresses any issues identified or deficits in information set out within the ‘LRD Opinion’.

• The applicant is required to make a copy of the LRD application available for public viewing on a dedicated website.

Neither the taking place of a LRD Meeting nor the provision of a LRD Opinion shall prejudice the performance by the Planning Authority of its functions under the relevant Act or any regulations under such Act or any other enactment and cannot be relied upon in the formal planning process or in legal proceedings.

LRD applications are required to include a completed application form and be accompanied by the prescribed fee. In general, applicants are advised to provide 6 printed copies (10 copies are required for applications that include EIAR/NIS) and one digital copy of the application while submitting a LRD application, unless otherwise specified by Meath County Council. For further information refer to the ‘Checklist For Prospective LRD Applicants’.

• LRD Application Form – Form 19

• Fees for submitting LRD application

LRD Applications are subject to Section 34 timelines, with decisions due 8 weeks from the date an application was lodged unless additional information has been requested.

Amendments to Section 33 of the Planning and Development Act 2000 (as amended), allows Planning Authorities to request applicants to submit further information with respect to LRD applications. Information can only be requested in relation to technical or environmental details that were unforeseen at the time of forming a LRD Opinion or regarding new matters raised by public and shall only be requested once.

Making an Observation/Submission

Once a LRD planning application has been submitted, members of the public, Prescribed Bodies and Local Authority Elected Members will be able to make observations on the proposed development. Anybody other than the applicant can make a submission/ observation on a planning application.

• If you want to make a submission or observation on an existing application, you must do this within 5 weeks from the date when the application was registered.
• Meath County Council’s Weekly planning lists includes any current LRD applications being processed by the Planning Authority.
• All submissions or observations made with respect to an application will be published on our website. Click on this link for further information on submitting observations.
• The fee for making an observation is €20.

Appeal to An Bord Pleanála

If you are the applicant of an LRD, you can make a First Party appeal to An Bord Pleanála within four weeks of receiving a decision from Planning Authority.

If you have made an observation/submission to the planning authority on a proposed LRD, you can make a Third-Party appeal to An Bord Pleanála within four weeks of receiving a decision from Planning Authority.

• Check dates here 
• All appeals have to be made directly with An Bord Pleanála. For further information on submitting appeals visit An Bord Pleanála website 

Other References and Guidance              

Applicants are advised to consult the following documents, in addition to the relevant Development Plan or Local Area Plan, prior to submitting a LRD pre-application consultation request or application.

Meath County Development Plan 2021 – 2027

Office of the Planning Regulator Leaflet on Large-scale Residential Development (LRD) (pdf)

Contact Details

Planning Department, Meath County Council, Buvinda House, Dublin Road, Navan, Co. Meath, C15 Y291.

Email: Planning@meathcoco.ie

Tel:  046-9097500

Download the Planning Application Form here.