The Commission's directions for the individual inquiry control the preparation.

Large or complex inquiries can use statements of case, rebuttal statements, document exchanges, agendas and a combination of formal and informal hearing methods.

Prepare a statement of case that explains the campaign's case rather than merely reproducing every objection received.

Set out the issues, evidence, policy basis, witnesses and conclusion sought. Where the Commission provides a bespoke procedure or word limits, follow them exactly.

Use rebuttal for response, not reinvention.

Where rebuttal statements are permitted, address evidence raised by another party that genuinely requires reply. Do not use rebuttal as a route to introduce an unrelated new case after the principal evidence deadline.

Expect the Commissioners to control the agenda.

Recent major inquiries demonstrate that written evidence may be taken as read and oral proceedings can work through Commissioner-led agenda topics, with formal procedures used where necessary. The precise format is case-specific, so campaigns must rely on the directions issued for their inquiry.

Sources and further information

Planning Appeals Commission - Procedures for Public Inquiries and Hearings into Regionally Significant and Called-in Planning Applications

Planning Appeals Commission - Public Inquiries and Hearings

Last checked: 26 September 2026

A planning appeal and a hear-and-report Public Local Inquiry perform different functions.

For planning appeals, the Planning Appeals Commission can determine the appeal through written representations, a hearing or other applicable appeal procedure. The Commission's current Appeals Guide states that where the Department or appellant requests a hearing, the hearing procedure is followed.

For regionally significant or called-in applications, the Commission may instead be asked to hold a Public Local Inquiry or hearing and report recommendations to the Department.

In those cases the Department retains the final decision.

Campaign groups should therefore identify the statutory case type before using procedural terminology.

Calling every oral session an 'appeal' or assuming the Commission will make the final decision can lead to incorrect submissions and expectations.

Sources and further information

Planning Appeals Commission - Appeals Guide

Planning Appeals Commission - Public Inquiries and Hearings

Planning Appeals Commission - Procedures for Planning and Water Appeals (2026)

Last checked: 26 September 2026

Keep the Commission and Department case records under active review once an inquiry is announced.

Northern Ireland Public Local Inquiries into regionally significant or called-in applications are case-managed by the Planning Appeals Commission under directions and procedures tailored to the inquiry. Campaign groups should not assume that the original planning objection is the final procedural step.

Respond to every invitation or direction by the stated deadline.

The Commission can require statements of case, rebuttal material, witness information and other documents before hearing sessions. The individual inquiry timetable determines when and how participation is secured.

Identify the campaign's representative and evidence early.

Where many objectors share the same case, coordinated participation avoids repetition and allows the Commission to understand who is speaking to each issue. State clearly which issues the group wishes to address and whether it intends to rely on local witnesses, technical evidence or both.

Do not rely on attendance as an observer to create a right to give evidence.

A Public Local Inquiry is public, but the Commission controls its proceedings and hearing timetable. A campaign wishing to take an active role should communicate that intention through the procedure established for the particular inquiry rather than simply arriving on a hearing day.

Case-specific directions are decisive.

Major inquiries can adopt bespoke procedures, including written statements followed by topic-based hearing sessions. Check the Commission's inquiry webpage, procedural notes, correspondence and hearing timetable continuously. If the group's status or opportunity to speak is unclear, contact the Commission before the relevant deadline and obtain confirmation.

Sources and further information

Planning Appeals Commission - Public Inquiries and Hearings

Planning Appeals Commission - Procedures for Public Inquiries and Hearings into Regionally Significant and Called-in Planning Applications

Last checked: 26 September 2026

A Public Local Inquiry is a formal process conducted by the Planning Appeals Commission when requested by the Department in relevant regionally significant or called-in cases. The Commission examines the matters referred to it and reports with recommendations to the Department.

The Department remains the decision-maker and must consider the Commission's report before determining the application.

Sources and further information

Planning Appeals Commission - Public Inquiries and Hearings https://www.pacni.gov.uk/public-inquiries-and-hearings

Last checked: 25 September 2026

Public Local Inquiries are public examination processes, but participation is governed by the Planning Appeals Commission's procedures and case-specific directions. People intending to rely on evidence should comply with the timetable for statements, rebuttal material and any hearing arrangements.

Large or technically complex inquiries can impose detailed procedural requirements, so the Commission's directions for the individual case take precedence over general guidance.

Sources and further information

Planning Appeals Commission - Procedures for Planning and Water Appeals https://www.pacni.gov.uk/publications/procedures-planning-and-water-appeals-0

Planning Appeals Commission - Public Inquiries and Hearings https://www.pacni.gov.uk/public-inquiries-and-hearings

Last checked: 25 September 2026

A Statement of Case is the document setting out the points and evidence a party intends to rely upon in the inquiry process. In complex inquiries it is commonly organised by topic and supported by the relevant evidence.

Participants should follow the Planning Appeals Commission's case-specific directions about format, scope and deadlines. Late or additional material should not be assumed to be admissible.

Sources and further information

Planning Appeals Commission - Procedures for Planning and Water Appeals https://www.pacni.gov.uk/publications/procedures-planning-and-water-appeals-0

Planning Appeals Commission - Public Inquiries and Hearings https://www.pacni.gov.uk/public-inquiries-and-hearings

Last checked: 25 September 2026

A rebuttal statement responds to material advanced in another party's Statement of Case. It is not normally an opportunity to redesign the original case or introduce unrelated new grounds.

The scope and timing depend on the directions issued for the particular inquiry. Participants should address the evidence being answered and keep the response relevant to the identified issues.

Sources and further information

Planning Appeals Commission - Procedures for Planning and Water Appeals https://www.pacni.gov.uk/publications/procedures-planning-and-water-appeals-0

Last checked: 25 September 2026

Planning appeals are handled by the Planning Appeals Commission. Depending on the case, the Commission can determine an appeal through a hearing, written representations with an accompanied site visit, or written representations with a Commissioner's site visit.

Appeal procedures and deadlines are statutory. The Commission states that it has no power to extend the statutory period for lodging an appeal.

Sources and further information

Planning Appeals Commission - Appeals Guide https://www.pacni.gov.uk/appeals-guide

Last checked: 25 September 2026

Although an objector cannot initiate a third-party planning appeal, the Planning Appeals Commission advertises planning appeals and invites people who respond to the advertisement to participate in the appeal proceedings.

This is distinct from having a right to bring the appeal. Interested participants should follow the Commission's notice and procedural directions.

Sources and further information

Planning Appeals Commission - Appeals Guide https://www.pacni.gov.uk/appeals-guide

Last checked: 25 September 2026

The Planning Appeals Commission states that planning, listed building and advertisement appeals generally have a four-month statutory time limit from notification of the planning authority's decision. Non-determination appeals are also subject to the statutory rules described in the Commission's guidance.

Because the Commission cannot extend statutory appeal periods, applicants should check the current legislation and appeal notice rather than rely on informal calculations.

Sources and further information

Planning Appeals Commission - Appeals Guide https://www.pacni.gov.uk/appeals-guide

Last checked: 25 September 2026

Northern Ireland does not operate a general third-party merits appeal simply because an objector disagrees with the grant of planning permission. Statutory appeal rights are primarily available to applicants in specified circumstances.

A legal challenge to a decision is a different process and may involve judicial review or other statutory procedures. Those routes have strict legal requirements and time limits, so specialist legal advice should be obtained promptly if a challenge is contemplated.

Sources and further information
Department for Infrastructure NI: Strategic Planning Policy Statement Edition 2Department for Infrastructure NI: Department's determination of applicationsDepartment for Infrastructure NI: New Planning PortalLast checked: 25 September 2026