The Planning and Development Act 2024 (the 2024 Act) was signed into law on 17 October 2024. At the time, the Minister for Housing, Local Government and Heritage commented that it could take up to two years to commence in full. Having reached the first anniversary of enactment, now is a good point in time to assess progress on commencement of its provisions.

On 4 March 2025, the Department of Housing, Local Government and Heritage (the Department) published an implementation plan setting out the phased commencement of the 2024 Act (the Implementation Plan). This plan was revised most recently in October 2025. In recognition of the imperative of ensuring a smooth transition to the new planning regime, the Department set up a dedicated website for the rollout of the 2024 Act, which includes commencement orders and circulars.

Phased commencement: what has already been introduced?

The 2024 Act is being commenced on a phased basis in line with the Implementation Plan. The following are some of the key provisions which have already been commenced.

Plans, policies and related matters

Part 3 of the 2024 Act was partially commenced on 2 October 2025. The commenced provisions provide the statutory basis for the National Planning Framework and Regional Spatial and Economic Strategies. The provisions relating to National Planning Statements, which replace section 28 Ministerial guidelines issued under the Planning and Development Act 2000 (the 2000 Act) were also commenced on this date. The provisions relating to development plans and other plans (including urban area plans and priority area plans) are due to be commenced in the next wave of commencements.

Judicial review

Chapter 1 of Part 9 of the 2024 Act came into operation on 1 August 2025. This provides for the reformed judicial review process and procedures under the 2024 Act. It is important to note that the new regime only applies to decisions or acts of a planning authority or An Coimisiún Pleanála made under the 2024 Act (of which, as yet, there are none). The old judicial review regime under the 2000 Act still applies to all decisions made under the 2000 Act.

A recent government press release confirms cabinet approval for a new bill to make amendments to the 2024 Act (the Bill). According to the press release, the Bill will extend the judicial review provisions of the 2024 Act to decisions made, or acts done, under the 2000 Act. The General Scheme of the Bill has not yet been published.

Section 180 of the 2024 Act was also commenced on 1 August 2025 and provides for the suspension of the running of the duration of planning permissions which are the subject of a judicial review challenge.

An Coimisiún Pleanála

The provisions relating to the restructuring and renaming of An Bord Pleanála came into operation on 18 June 2025. 

Urban development zones (UDZs)

A number of provisions relating to the identification of suitable sites for potential UDZs commenced on 9 June 2025. The remaining provisions in Part 22 are due to be commenced in the next wave of commencements.

Phased commencement: what is yet to come?

Judicial review costs regime

The provisions relating to the new environmental costs regime in Part 9, Chapter 2 have not yet been commenced. Under the Implementation Plan, Chapter 2 is to be part of the final block of commencements.

Development consents

Part 4 of the 2024 Act is still awaiting commencement. In line with the Implementation Plan, it is expected to commence in the penultimate block of commencements. Part 4 consolidates the various processes for obtaining planning permission and the previous definitions of “development” into a single, unified definition for both maritime and non-maritime contexts.

Environmental assessments – partial implementation

2 October 2025 saw the partial commencement of Part 6 of the 2024 Act. Chapters 1 and 2 of Part 6 of the 2024 Act are now in force and relate to preliminary matters and also to the appropriate assessment of plans. The remainder of Part 6, relating to the appropriate assessment and environmental assessment of development and proposed development, is expected to be commenced as part of the penultimate block of commencements.

Compulsory acquisition of land and maritime sites

None of the provisions of Part 14 of the Act have been commenced to date. According to the Implementation Plan, these provisions are due to be commenced in the final block of commencements.

Financial and miscellaneous provisions

Section 587 of the 2024 Act provides for a new criminal offence of requesting payments or benefits in exchange for not opposing a development or for withdrawing opposition to a development.

Section 588 introduces a new requirement for submissions, observations, appeals and judicial review proceedings to be accompanied by a statutory declaration that they are not being made, or taken, to delay the development or secure any benefits.

Neither provision has as yet been commenced and, according to the Implementation Plan, both are due to be commenced in the penultimate block of commencements.

Strategic development zones (SDZs)

None of the provisions relating to SDZs (Part 21) have yet been commenced. Part 21 is expected to commence in the final block of commencements.

Next steps

The remainder of the 2024 Act is expected to be commenced over the next year or so, with a further commencement order expected before the end of this year. Given the complexity and scale of the 2024 Act, the dedicated government website will continue to be a useful resource to keep track of progress. New regulations under the 2024 Act will require scrutiny once published and the detail of the new environmental legal aid costs regime is awaited with interest.

We will provide further updates in due course but should you have any queries in the meantime please contact your usual ALG Environmental and Planning contact or Rachel Kemp, Senior Practice Development Lawyer.