The types of  planning applications which can be made direct to An Bord Pleanála under the Planning and Development (Strategic Housing Development) Regulations 2017 are referred to as Strategic Housing Development (SHD) and are related to the following development types:

  • the development of 100 or more houses on land zoned for residential use or for a mixture of residential and other uses,
  • the development of student accommodation units which, when combined, contain 200 or more bed spaces, on land the zoning of which facilitates the provision of student accommodation or a mixture of student accommodation and other uses thereon,
  • development that includes developments of the type referred to in paragraph (a) above and of the type referred to in paragraph (b), or containing a mix of houses and student accommodation or
  • the alteration of an existing planning permission granted under section 34 (other than under subsection (3A)) where the proposed alteration relates to development specified in paragraph (a), (b), or (c) above.

Confirmation of Feasibility

Where it is proposed by you to progress a strategic housing development irrespective of whether it is to be connected to a public water or wastewater network or not, you must engage with Irish Water to determine the impact of the development on Irish Water’s resources and assets.

Evidence of this engagement must be provided by you in the Pre-Application submission to An Bord Pleanála. If it is proposed to connect to the public water and/or wastewater network, you must first have received a Confirmation of Feasibility (COF) from Irish Water stating that the Irish Water network(s) has/have capacity to accommodate the development. The COF will indicate any restrictions in the network(s) or any upgrades required to accommodate the development.

You can request a COF by submitting a Pre-Connection Enquiry (PCE) to Irish Water. For more details, please visit our of the PCE process page.

Statement of Design Acceptance

You must also submit the design proposal for the water and/or wastewater infrastructure associated with the strategic housing development to Irish Water in advance of making a Planning Application to An Bord Pleanála (either as part of the Pre-Connection Enquiry, during or after the Pre-Planning Application). Irish Water will vet the design and issue a Statement of Design Acceptance if the design is deemed to be in compliance with the Codes of Practice and Standard Details. This Statement of Design Acceptance can then be submitted to An Bord Pleanála as part of the Planning Application documentation along with the design proposal.

The table below outlines the essential steps required in the Strategic Housing Development Process.

Steps

  Actions

Step 1
Pre-connection enquiry

  • Developer submits Pre Connection Enquiry (PCE) to IW 
  • Confirmation of Feasibility (COF) issued by IW requiring the submission of a design proposal during Step 3.
  • Initial meetings with Planning Authority and Irish Water

Step 2
Pre-planning (9 weeks)

  • Developer submits a Pre-Planning Application to An Bord Pleanála (ABP) 
  • Tri-Partide Meeting (ABP, LA and Developer)
  • An Bord Pleanála ruling on the Pre-Application

Step 3
Prepare Application

  • Developer’s prepares Planning Application Documentation
  • Developer submit Design for water services to IW and obtains agreement for it 
  • IW issues Statement of Design Acceptance
Step 4
Apply to ABP (16 weeks)
  • Developer submits a Planning Application to ABP and Statutory Consultees (including IW)
  • An Bord Pleanála issues its Decision

For more information on the SHD process, please view our FAQ section.

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