The Department remains the decision-making authority for regionally significant and called-in applications.

After considering the application and public representations, it may request the Planning Appeals Commission to hold a Public Local Inquiry.

There is also a Notice of Opinion route.

The Department may notify the applicant of the decision it proposes to make, after which the applicant can request a hearing before the Commission within the specified period.

Where the Commission holds the inquiry or hearing, it performs a hear-and-report function.

It conducts the procedure and prepares a report with recommendations to the Department. The Department must consider that report before making the final decision; the Commission does not itself make the final decision in these hear-and-report cases.

Campaign groups should monitor both the Department and Commission case material.

If an inquiry is directed, immediately identify the Commission's bespoke timetable, submission requirements and procedural guide rather than assuming the original representation is sufficient for every later stage.

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

Preserve the complete inquiry record and continue monitoring the official case.

The Commission prepares its report and recommendations in hear-and-report cases, but the report is not normally made public until after the Department has issued its decision.

Do not continue sending unsolicited merits evidence unless the Commission or Department reopens a matter or requests information.

If further submissions are invited, comply with the exact scope and deadline.

When the Department issues its decision, compare it with the Commission report when available.

Identify the reasoning on the principal issues and any conditions or mitigation. If there is concern that the decision was legally defective, obtain Northern Ireland public-law advice promptly rather than assuming the Commission provides a further merits appeal.

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

Northern Ireland classifies development into local, major and regionally significant categories. Local and major applications are primarily handled by councils, while regionally significant applications under section 26 of the Planning Act (Northern Ireland) 2011 are determined by the Department for Infrastructure.

The category affects who decides the application and which procedural requirements apply, including pre-application community consultation for major and regionally significant development.

Sources and further information

Department for Infrastructure - Department's determination of applications https://www.infrastructure-ni.gov.uk/articles/departments-determination-applications

Last checked: 25 September 2026

Major development is generally dealt with by the relevant district council under the two-tier planning system, subject to the statutory framework and the Department's call-in powers.

Do not confuse a 'major' application with a 'regionally significant' application. Regionally significant applications are processed and determined by the Department for Infrastructure.

Sources and further information

Department for Infrastructure - Department's determination of applications https://www.infrastructure-ni.gov.uk/articles/departments-determination-applications

Department for Infrastructure - Strategic Planning Policy Statement, Edition 2 https://www.infrastructure-ni.gov.uk/publications/strategic-planning-policy-statement-edition-2

Last checked: 25 September 2026

Under section 29 of the Planning Act (Northern Ireland) 2011, the Department can require an application made to a council to be referred to it for determination. This is commonly described as a called-in application.

Once called in, the application follows the Departmental route applicable to referred cases. Depending on the stage reached before call-in, further public consultation may not always be necessary.

Sources and further information

Department for Infrastructure - Department's determination of applications https://www.infrastructure-ni.gov.uk/articles/departments-determination-applications

Last checked: 25 September 2026

The Department may ask the Planning Appeals Commission to hold a Public Local Inquiry. If it does not, it can issue a Notice of Opinion indicating the decision it proposes to make.

The applicant and relevant council then have the statutory opportunity to request a hearing within the specified period. Where a hearing or inquiry is held, the Commission reports to the Department, which takes the final decision after considering that report.

Sources and further information

Department for Infrastructure - Department's determination of applications https://www.infrastructure-ni.gov.uk/articles/departments-determination-applications

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

Last checked: 25 September 2026

A Notice of Opinion is issued where the Department proposes to grant or refuse a regionally significant or relevant called-in application without first holding a Public Local Inquiry. It sets out the Department's proposed position before the final decision.

The applicant and relevant council have the statutory opportunity to request a hearing before the Planning Appeals Commission within the period specified by the legislation and notice.

Sources and further information

Department for Infrastructure - Department's determination of applications https://www.infrastructure-ni.gov.uk/articles/departments-determination-applications

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

Last checked: 25 September 2026

Start with the adopted local development plan position for the relevant council and the Strategic Planning Policy Statement, Edition 2. Depending on the area and topic, retained Planning Policy Statements or other retained policy may also remain relevant under transitional arrangements.

Policy status in Northern Ireland can therefore be area-specific. Check which plan strategy has been adopted and whether retained regional policy still applies to the issue you are raising.

Sources and further information

Department for Infrastructure - Strategic Planning Policy Statement, Edition 2 https://www.infrastructure-ni.gov.uk/publications/strategic-planning-policy-statement-edition-2

Department for Infrastructure - Retained Planning Policy https://www.infrastructure-ni.gov.uk/publications/retained-planning-policy

Last checked: 25 September 2026

The Planning Act framework requires pre-application community consultation for major development. The purpose is to give the community an opportunity to engage with the proposal before the formal planning application is submitted.

A response at pre-application stage is not a substitute for making a representation on the later planning application. If concerns remain after submission, make them through the formal planning process.

Sources and further information

Department for Infrastructure - Department's determination of applications https://www.infrastructure-ni.gov.uk/articles/departments-determination-applications

Last checked: 25 September 2026

No. The Department expressly states, for regionally significant applications, that representations made to the applicant during pre-application community consultation are not representations on the planning application itself.

If the concern remains when the application is submitted, send a formal representation to the planning authority through the procedure specified for that application.

Sources and further information

Department for Infrastructure - Department's determination of applications https://www.infrastructure-ni.gov.uk/articles/departments-determination-applications

Last checked: 25 September 2026

Northern Ireland operates a two-tier planning system. Councils determine most local and major planning applications, while the Department for Infrastructure has responsibilities including regionally significant development and certain called-in applications.

The applicable route depends on the statutory category of the proposal. Always check the application reference and authority handling the case before assuming it is a council application.

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

Regionally significant developments are applications handled by the Department for Infrastructure under section 26 of the Planning Act (Northern Ireland) 2011. They are projects considered significant to the whole or a substantial part of Northern Ireland or which meet the statutory criteria.

These applications are processed by the Department’s Strategic Planning Directorate rather than being determined by a council.

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

Yes. DfI states that all regionally significant planning applications are subject to pre-application community consultation under section 27 of the Planning Act (Northern Ireland) 2011. The applicant is responsible for carrying it out before the planning application is submitted.

Comments made to the developer during pre-application consultation are not themselves representations on the later planning application. If you want your views considered on the formal application, submit them again through the formal application process.

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

The Northern Ireland Planning Portal provides access to planning applications for the Department and most councils. DfI notes that 10 of the 11 councils use the shared portal, while Mid Ulster District Council operates its own system.

Use the application record to check the current consultation arrangements, documents and deadline. Regionally significant cases handled by DfI may also be advertised separately by the Department.

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

Start with the application type and the official Planning Register.

Northern Ireland distinguishes application types and development categories. Identify whether the case is being handled by a council or the Department and use the official register and case documents as the primary record.

Use the current validation guidance rather than assuming the requirements are the same as elsewhere in the UK.

The Department for Infrastructure publishes Development Management Practice Notes, including a Planning Application Validation Checklist. Requirements can depend on application type and proposal.

Build a document index around the plans and supporting material actually submitted.

Record the site location plan, drawings, application particulars and relevant supporting assessments. Note revisions and dates and distinguish applicant documents from consultee responses and administrative correspondence.

Treat validation and technical adequacy as separate issues.

A registered application can still raise questions requiring clarification or further assessment. If the concern is that evidence is inadequate, explain the substantive planning or environmental consequence rather than simply asserting that the application should not have been validated.

Check for later uploads throughout determination.

Use the Planning Register and official correspondence to monitor revised plans, consultee responses and other material. If new documents alter the proposal or evidence, update the campaign's document index before preparing further comments.

Sources and further information

Department for Infrastructure - Development Management Practice Notes

Northern Ireland Planning Portal

Last checked: 26 September 2026

Councils operate schemes of delegation.

Department for Infrastructure guidance includes Development Management Practice Note 15 on councils' schemes of delegation. The council's current scheme determines which local applications officers may decide and which are referred to the planning committee.

Most routine applications can be dealt with under delegated powers.

Current community-involvement guidance states that planning applications are usually determined by officers using delegated powers, with the scheme setting the circumstances in which delegation can or cannot be used.

Check whether a member call-in or other referral mechanism applies under the council's current scheme.

Local procedures can specify how an otherwise delegated application reaches committee. The campaign should use the actual council rules rather than assuming the number of objections controls the route.

Some applications are determined by the Department rather than the council.

Regionally significant development and called-in cases follow the statutory Northern Ireland framework. The Department may also have notification and call-in functions in relation to specified council applications.

Record the decision-maker before preparing committee participation.

If the application remains delegated, a committee speech will not arise. If it goes to committee, the council's Statement of Community Involvement and committee protocol govern public participation.

Sources and further information

Department for Infrastructure - Development Management Practice Notes

Department for Infrastructure - Chief Planner's Newsletter 01, December 2025

Last checked: 26 September 2026

The current procedure changed in 2025.

The Department's 2025 reforms made pre-determination hearings discretionary for councils and updated Development Management Practice Note 17. Campaigners should therefore use the current council and DfI procedure rather than older descriptions of the hearing as automatically required in the same circumstances.

A hearing is part of the council's consideration of specified major cases, not a separate appeal.

It provides an opportunity for relevant parties to be heard before the council determines the application where the applicable procedure calls for a hearing.

Check whether the application has been notified to the Department and returned for council determination.

Current community-involvement material describes hearing and speaking arrangements for major applications returned to the council, alongside the wider planning-committee process.

Do not confuse the hearing with a Public Local Inquiry.

A council pre-determination hearing is different from a Planning Appeals Commission inquiry or hearing in a regionally significant or called-in case. The existing post-consultation Knowledge Base covers those PAC procedures.

Follow the council's current Statement of Community Involvement.

Speaking registration, timing and practical arrangements can be council-specific and should be checked for the live case.

Sources and further information

Department for Infrastructure - Development Management Practice Notes

Department for Infrastructure - Chief Planner's Newsletter 01, December 2025

Last checked: 26 September 2026