Urban development zones established under Planning and Development Act 2024

A new structured process for the delivery of large-scale residential and urban development has been introduced with the formal establishment of urban development zones (UDZs) following the passage of the Planning and Development Act 2024.

The UDZ framework is scheduled to commence during the summer of 2025, in line with a Department of Housing, Local Government and Heritage implementation plan.

The legislation sets out a defined process for the identification, designation, and development of UDZs, which are intended to support projects of significant economic, social, or environmental benefit to the State. UDZs are also to be prioritised for public investment in enabling infrastructure, as provided for in the revised National Planning Framework.

The process begins with the identification of suitable sites. Local authorities may select these sites, while the Land Development Agency (LDA), regional assemblies, or the Minister for Housing, Local Government and Heritage may also bring sites forward for consideration.

Where a site is considered appropriate, the Minister may recommend its designation as a candidate UDZ. In such cases, the planning authority must prepare a planning framework for the site, outlining the required infrastructure, land use, policy objectives, and environmental considerations. This framework must be in place before a site can be formally included in a development plan.

Following designation, a development scheme may be prepared by the planning authority. This scheme sets out the layout, design, and permitted development types within the UDZ, as well as identifying critical land required for public infrastructure. The development scheme is subject to public consultation, environmental assessment, and a formal approval process involving the Chief Executive, elected members, the Office of the Planning Regulator, and the Minister where applicable.

Once adopted, the development scheme becomes part of the plan. Planning applications within the UDZ that align with the scheme will proceed through a fast-track decision process, with no right of appeal to An Coimisiún Pleanála (formerly An Bord Pleanála).

Planning authorities will also have the power to compulsorily acquire land where necessary to deliver key infrastructure identified in the scheme. The legislation also anticipates measures to restrict premature development of critical lands prior to scheme adoption, although these are not explicitly provided for in the Act itself.

The UDZ framework is intended to facilitate a plan-led, coordinated approach to major development. Early implementation is expected in locations such as the City Edge – Naas Road area in Dublin, which has been identified as a potential pilot site under the new system.

The Department of Housing, Local Government and Heritage has said that further operational details will be confirmed as the summer 2025 commencement approaches.