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Large-Scale Residential Developments (LRD)

Large-scale housing projects

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

Large-scale Residential Development or LRD applications are applications made to Local 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 residential zoned lands 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 an LRD application is restricted to 30% of the total floor area.

Legislative Basis for LRD

LRD applications are made directly to the Local Authority. The Planning and Development (Amendment) (Large-scale Residential Development) Act 2021 came into effect as of 17th December 2021, which is the commencement date for dealing with LRD applications. New Regulations and Fee Structures also came into effect on 17th December 2021.

The 4-Stage LRD process

The LRD application process generally consist of 4 stages:

  1. Pre-application Section 247 consultation
  2. LRD meeting with Planning Authority
  3. LRD Opinion
  4. Submission of LRD application

Stage 1: Pre-Application Section 247 Consultation

Proposed developments meeting the definition of an LRD (See Section 2 of the Planning and Development (Amendment) (Large-scale Residential Development) Act 2021) are required to engage in Pre-Planning consultation under Section 247 of the Planning and Development Act 2000 (as amended) and subsequently request a "LRD Meeting" with the Planning Authority under Section 32 of the Planning and Development Act 2000 (as amended).

The purpose of the Pre-application consultation is to afford any prospective applicants an opportunity to seek advice from the Local Authority on any planning matters that may have a bearing on the decision of the application. Planning Authorities are required to schedule a meeting within 4 weeks from the date of 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. There is no fee required for the Pre-application Section 247 consultation.

Requests for Pre-Planning consultation for LRD’s should be made to: majorplanningapplications@galwaycoco.ie

Download the LRD Pre-Application Consultation Request form here; 

LRD Stage 1 Meeting requests including relevant documentation shall be sent to:

Email: majorplanningapplications@galwaycoco.ie

Postal Address:

Planning Department (Major Applications)

Áras an Chontae

Prospect Hill
Galway H91 H6KX

Telephone: (091) 509043

Opening Times: 09.00-16.00 Monday to Friday

Stage 2: LRD meeting with the Planning Authority

After a prospective LRD applicant has completed a Section 247 meeting, they may request an ‘LRD meeting’ with that Local Authority. Following the receipt of LRD consultation request, the Planning Authority is required to facilitate a consultation meeting with the applicant within 4 weeks of the date receipt of such a request. All LRD proposals are required to undertake an ‘LRD meeting’ with the relevant Planning Authority for the purpose of receiving an ‘LRD opinion’ recommending whether “the proposal constitutes a reasonable basis for submitting an LRD planning application” under Section 32(D) of the Planning and Development Act, 2000-2021.

In general, applicants are requested to submit 2 printed hard copies and one digital copy (CD) of the LRD application and must include the prescribed documentation as set out within Section 32(B) of the Planning and Development (Amendment) (Large-scale Residential Development) Act 2021, and the appropriate application fee (€1,500).

Requests for Pre-Planning consultation for LRD’s should be made to: majorplanningapplications@galwaycoco.ie

LRD Stage 2 Meeting requests including relevant documentation shall be sent to:

Email: majorplanningapplications@galwaycoco.ie

Postal Address:

Planning Department (Major Applications)

Áras an Chontae

Prospect Hill
Galway H91 H6KX

Telephone: (091) 509043

Opening Times: 09.00-16.00 Monday to Friday

Stage 3: Forming and Issuing of ‘LRD Opinion’

Following the LRD meeting with a prospective applicant the Planning Authority is required to form an ‘LRD opinion’ within 4 weeks from the date of consultation. This involves considering the documents submitted for the purposes of the ‘LRD meeting’ as to whether the proposal constitutes a reasonable basis to make an LRD planning application. 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 ‘LRD opinion’ issued by the Local Authority is only valid up to 6 months. 

Stage 4: LRD Application

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

  • Has engaged with the Local Authority under Section 247 and received an LRD opinion (dated within 6 months)
  • Application has addressed 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

    Download the LRD Application Form 19 here;

LRD Applications are subject to Section 34 timelines, with decisions due 8 weeks from application lodgement unless additional information has been requested. Under this new arrangement, Local Authorities are able to request additional information with respect to an LRD planning application. But this can only be requested once during the application process.

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 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 - Planning Application Fees

Class of Development Amount of Fee Amount of Fee for Retention Permission

The maximum fee payable to a Planning Authority by an applicant in respect of an application for permission for a large-scale residential development shall be €80,000.

The provision of a large-scale residential development:

(a) Pre-Application Consultation

 €1,500  

(b) Basic Fee Structure

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

 €130 per housing unit €390 per housing unit
(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

 

€10,000

€10,000

 

€10,000

€10,000

Large Scale Residential Developments - LRD

Large Scale Residential Developments - LRD 2026

LRD Planning Reference Number Received Date Applicant Details Proposed Development Details Townland Decision Due Submissions Due Application Status Designated Website
26/60056 20/01/2026 Corestone 16 Ltd for a Large Scale Residential Development of 209 no. units on lands located to the north of the Coast Road (R338) which extends to 6.61ha. The application is being made under the provisions of the Planning and Development (Amendment) (Large Scale Residential Development) Act 2021. The proposed development will consist of: construction of 209 no. residential units comprising: 94 no. duplexes (consisting of 16 no. one-bed units, 39 no. two-bed units, 39 no. three-bed units) and 115 no. houses (consisting of 72 no. three-bed units, 43 no. four-bed units); development of a single storey creche facility (floor area of 283.5 sqm) and associated outdoor areas including courtyards; provision of all associated surface water and foul drainage services and connections, including nature-based drainage solutions, and all associated site works and ancillary services; provision of road improvement works to the L7105 Local Road, and a tie in to the proposed active travel scheme along the R338 Coast Road; provision of 1.2ha of communal open space, private open space, site landscaping and boundary treatments including SuDS, public lighting, resident and visitor car parking, electric vehicle charging points, secure bicycle parking, refuse storage, pedestrian, cycle, and vehicular links throughout the development, multimodal access to the R338 Coast Road, active travel access to the L7105 Local Road, and all other associated site development works. The application will be supported by a Natura Impact Statement (NIS) North of the Coast Road (R338) Garraun South Oranmore Co. Galway 16/03/2026 23/02/2026 Withdrawal received from ACP on 30/04/2026. Appealed ACP-324205-26 (Grant with 29 conditions by GCC)  
26/60716 08/05/2026 Jardonelle Limited for a Large-scale Residential development comprising a total of 107no. residential units along with the provision of a Creche. Particulars of the development comprise as follows: 

(a) Site excavation works to facilitate the proposed development to include general site preparation works. 

(b) The provision of a total of 87no. two storey residential dwellings which will consist of 74no. 3 bed units and 13no. 4 bed units. 

(c) The provision of a total of 20no. apartment units consisting of 7no. 1 bed units and 13no. 2 bed units in a split level 3 storey building. 

(d) Provision of a creche with associated parking, bicycle and bin storage. 

(e) Provision of associated car parking at surface level via a combination of in-curtilage parking for dwellings and via on-street parking for the creche and apartment units. 

(f) Provision of electric vehicle charge points with associated site infrastructure ducting to provide charge points for residents throughout the site. 

(g) Provision of associated bicycle storage facilities at surface level throughout the site and bin storage facilities. 

(h) Provision of associated open space areas, residential communal open space areas to include formal play areas along with all hard and soft landscape works for private gardens and amenity spaces along with public lighting, planting and boundary treatments to include boundary walls, railings & fencing. 

(i) Provision of an entrance and associated works. 

(j) Provision of an ESB substation. 

(k) Internal site works and attenuation systems. 

(l) All ancillary site development/construction works to facilitate foul, water and service networks for connection to the existing foul, water and ESB networks. A Natura Impact Statement (NIS) has been prepared and accompanies this application		 Baunoge Loughrea Co. Galway 02/07/2026 11/06/2026 Refused, ACP-324484-26 Baunoge Loughrea - Proposed Large Residential Development 
26/60906 05/06/2026 Beradine Ltd for a large scale residential development (LRD) comprising of the following: 

a) the demolition of the existing derelict dwelling house and existing sheds, 

b) construction of 149 no. residential units comprising of: 
a. 16 no. 1 bed units 
b. 26 no. 2 bed units 
c. 99 no. 3 bed units 
d. 8 no. 4 bed units, 

c) 1 no. creche facility and ancillary open space, refuse store, cycle parking and vehicle parking, 

d) alterations to exiting dwelling house entrance from R939 to provide vehicle and pedestrian entrance to proposed development, 

e) Provision of 271 car parking spaces throughout proposed development, 

f) provision of 497 secure bicycle parking spaces throughout the development, including 80 short term visitor spaces, 

g) provision of communal open space including hard and soft landscaping including such as planting, paving and public lighting, 

h) provision of central play area with mix of features to central communal open space, 

i) provision of drainage systems including SUDS rain garden areas, 

j) provision of 1 no. ESB substation to service development, 

k) proposed connection to Galway County Council Part VIII development, LA07/25, and proposed future connections to adjacent residential developments and surrounding R2 lands. 

l) All other associated and ancillary development and site works		 Farrannamartin, Tuam, Co. Galway 30/07/2026 09/07/2026 FI  
26/61048 24/06/2026 Athenry Luxury Housing Developments Ltd for a Large-Scale Residential Development on a site located on the Raheen Road (L-3103) in the townlands of Raheen, Ballygarraun North and Ballygarraun South, Athenry, Co. Galway. The application is being made under the provisions of the Planning and Development (Amendment) (Large Scale Residential Development) Act 2021. The proposed development will consist of the following: 

1. Construction of 136 no. residential units comprising of: 
a. 21 no. 2-bed residential units 
b. 104 no. 3-bed residential units 
c. 11 no. 4-bed residential units 

2. The provision of pedestrian and cyclist infrastructure fronting the development on the Raheen Road (L-3103). 

3. The installation of a raised zebra crossing on the Raheen Road (L-3103). 

4. Provision of 2 no. pedestrian and cyclist entrances from the Raheen Road (L-3103) and 1 no. vehicular entrance from the Raheen Road (L-3103). 

5. The provision of hard and soft landscaping and boundary treatments including a new stone wall along the southern boundary. 

6. The setback of the existing stonewall along the southeastern boundary. 

7. Provision of shared communal and private open space, car and bicycle parking, bin storage, public lighting, photovoltaic panels at roof level and 2 no. ESB substations. 

8. All associated surface water, watermain and foul water drainage services and connections (including nature-based drainage solutions and a pumping station) and all associated site works and ancillary services necessary to facilitate the proposed development. 

The application contains a statement setting out how the proposal is consistent with the objectives of the Galway County Development Plan 2022-2028. All application documentation and information is available to view online at the project’s dedicated website: www.raheenlrd.com		 Raheen, Ballygarraun North and Ballygarraun South Athenry, Co. Galway 18/08/2026 28/07/2026   www.raheenlrd.com  
                 

Large Scale Residential Development Register 2024 & Guidance Documents

 

Planning major developments

Mon-Fri 09:00 - 16:00

Address

Áras an Chontae
Prospect Hill
Galway

H91 H6KX

Phone numbers

Phone
091-509043