13. Urban Development Zones: Planning and Development Act 2024
Introduction
The Planning and Development Act 2024 introduces the concept of Urban Development Zones (UDZs) which will provide a detailed planning framework for future development through a coordinated, plan-led approach to the delivery of residential and
urban development which would be of ‘significant economic, social or environmental benefit to the State, and in the common good’.
Providing certainty for communities and the development sector…
Expected Summer 2025.
UDZs are intended for large scale development areas, including transport-led development. The Act sets out provisions for the identification of the UDZs, the process for designation and their contents. This requires the preparation of a ‘Planning Framework’ prior to formal designation and the option for the Planning Authority to prepare a ‘Development Scheme’. There are no provisions to amend a Development Scheme for a UDZ, other than in the making of a new Development Plan which will normally be once every 10 years.
The UDZ provisions intend to provide greater certainty for communities and the development sector through a detailed Planning Framework and safeguard ‘critical land’ required to provide the necessary communal infrastructure to support the development. The Revised NPF states that UDZ’s will be a focus of public investment in key enabling infrastructure in order to ensure that the potential for development can be realised in a timely manner. This may also result in increased levies in such locations, to recover part of state expenditure. Where a ‘Development Scheme’ is in place, decisions on planning applications will be ‘fast tracked’ i.e. no appeal is possible.
The UDZ provisions of the Act will be commenced in Summer 2025 in accordance with the Department of Housing, Local Government and Heritage Implementation Plan for the 2024 Act.
KEY TERMS EXPLAINED
“Candidate UDZ” means “a suitable site that has been so designated by a planning authority in a development plan”. Where the Minister makes a recommendation, the planning authority can designate a site as a Candidate UDZ in the Development Plan.
“Critical Land” is land which is within a Candidate UDZ or UDZ, and that is identified in a Planning Framework as required for public infrastructure and facilities.
“Development Scheme”: A written statement and a plan indicating the manner in which it is intended that the site or candidate UDZ be developed. The development scheme indicates type, extent, layout and design of future development and infrastructure requirements.
“Planning framework”: “Prior to designating a suitable site as a candidate UDZ in its development plan a planning authority shall prepare a planning framework in respect of the site concerned. This includes amendments to any policy, objective and development management standards contained in the respective plan required to facilitate the development of the site in a manner consistent with the national or strategic importance of the site, and that are consistent with national and regional policy.
THE MAIN STAGES OF THE UDZ PREPARATION PROCESS ARE AS FOLLOWS….
1. Identification of Sites (Chapter 2 of Part 22)
A planning authority may identify “suitable sites” within its functional area on which development may be of ‘significant economic, social or environmental benefit to the State, and be in the common good,’ as a ‘potential candidate UDZ’. The LDA and regional assemblies may bring such sites to the local authorities’ attention. The Minister may require a planning authority to identify potential suitable sites. The planning authority shall then submit required information to the Minister in relation to suitable sites. An area which has been mooted for UDZ designation is City Edge – Naas Road, Dublin City.
Diagram of City Edge Strategic Framework
2. Candidate UDZs and Planning Framework (Chapter 3)
- Chapter 3 sets out how Candidate UDZs are designated, the preparation of Planning Frameworks for such sites and the requirements to vary a Development Plan where such a Candidate UDZ is designated.
- Following the local authority’s identification of a suitable site, the Minister may recommend that a site be designated a candidate UDZ in the development plan. The Minister can then recommend whether a draft Development Scheme is also to be prepared.
- Where the Minister recommends a Candidate UDZ, the authority may designate the site as a candidate UDZ in their Development Plan.
- The Planning Authority shall prepare a Planning Framework prior to including a Candidate UDZ in their development plan.
- The Planning Framework will include policy objectives, infrastructure strategies, flood risk assessment, range of densities, heights and location of particular uses, phasing, etc.
- A Planning Authority may use its compulsory acquisition powers to acquire land for the purposes of securing or facilitating the provision of a candidate UDZ or a UDZ.
- A Planning Authority shall publish a pre- designation consultation paper prior to varying their Development Plan to designate a suitable site as a Candidate UDZ.
3. Preparation of Draft Development Scheme (Chapter 4)
- The Local Authority can then choose to make or to not make a development scheme, this can be done during or after preparation of a candidate UDZ/Planning Framework.
- A Development Scheme written statement and plan shall indicate the type of development which may be permitted within the area to which the scheme relates, the extent, the overall layout and design of any proposed development.
- Section 606 (a-k) sets out requirements of the Development Scheme which, in brief, includes: the type and extent of development which may be permitted within the scheme; the overall layout and design; scheme-specific proposals relating to infrastructure; scheme-specific proposals relating to the provision of services; identify land that is required for public infrastructure and facilities; and proposals relating to minimising any adverse effects on the environment.
- Consultation must take place on the draft Development Scheme including environmental assessment.
- Section 609 sets out the procedures for the making of a Development Scheme, including: environmental assessment, interaction with the OPR, provision and consideration of the Chief Executive’s Report by the elected members, the facility for the Ministerial direction, and confirmation by the Chief Executive to the members that the draft planning scheme is consistent with the adopted Planning Framework.
- A Development Scheme shall take effect 4 weeks from the date of its making unless an appeal is brought to the Commission (previously An Bord Pleanála) under Chapter 5.
4. Appeal on Draft Development Scheme
- Any person who made a submission or observations on a draft Development Scheme may appeal the decision to adopt a development scheme to the Commission.
- The Commission shall determine an appeal within 16 weeks where no oral hearing is held, and within such period as may be prescribed when an oral hearing is held. The Commission may hold an oral hearing.
- The approved Development Scheme shall form part of the Development Plan.
Fast Track Planning Decisions
No appeal may be made to the Commission on the decision of the planning authority where a planning application is within a UDZ and where a Development Scheme is in place (similar to SDZ Planning Scheme provisions).
Other Considerations
- The Minister may propose the designation of a candidate UDZs to the Government, and that prior to such a proposal, the Minister shall have consulted with relevant authorities and Ministers of the Government and considered certain impacts and effects.
- Measures to ensure that speculative or premature development does not take place prior to the adoption of the scheme in order to ensure that a comprehensive and plan-led approach can be taken, including the safeguarding of ‘critical land’ required to provide the necessary communal infrastructure to support the development. These measures are referenced in the PDA 2024 Guide. They are not however evident in the 2024 Act itself.
discuss this insight,
please contact us:
Managing Director
Consultant
Sources:
Planning and Development Act 2024:
https://www.irishstatutebook.ie/eli/2024/act/34/section/621/enacted/en/html
Implementation Plan for the Planning and Development Act 2024 (March 2025) published by the DHLGH. Webpage: https://www.gov.ie/en/department-of-housing-local-government-and-heritage/publications/implementation-plan-for-the-planning-and-development-act-2024/
Guide to Planning and Development Act 2024 published by the DHLGH (March 2025):
https://assets.gov.ie/static/documents/guide-to-planning-and-development-act-2024.pdf
