Over 12k proposed homes stuck in planning system for years will not be built
Applications for a further 5,500-plus new units in developments initially earmarked to be fast-tracked under the Strategic Housing Development (SHD) scheme have also been controversially 'withdrawn'.
And the national planning authority has yet to decide on a further 19 developments with a combined 6,600-plus new homes, despite the fact that they have been clogging the planning system for several years. James Browne. Pic: Gareth Chaney/ Collins Photos
The huge number of rejections and delays sparked a political backlash last night as the Government is under mounting pressure to reverse a significant decline in new builds driven by infrastructure problems.
It also comes amid deepening tensions between Fianna Fáil and Fine Gael over the botched appointment of Minister James Browne's top candidate for housing 'tsar'.
Latest figures show An Bord Pleanála (ABP) has 'refused' permission for 23 developments with a combined 6,885 units from the SHD planning list. These include a development of 881 apartments in Dundrum, south Dublin. Some 1,018 of these rejections were made in the first four months of this year. The planning authority confirmed it has 'withdrawn' a further nine applications with a total of 5,518 new homes, including a proposal for a 2,567-home development in Belcamp, Dublin.
ABP confirmed that as of the end of last month, the fate of a further 19 SHD applications with 6,658 units is still 'not decided'. Dublin (3,059) accounts for the largest amount of SHD schemes that remain lingering in the system, followed by Cork (1,579); Bray, Co. Wicklow (694); Kildare (744); Offaly (349); and Wexford (233).
Over the past year, just eight SHD developments with 2,399 homes have been given the green light. The majority (1,050) are in Dublin, with the rest in Cork (563) and Bray, Co. Wicklow (586). An Bord Pleanála has rejected plans for almost 7,000 new homes stuck in the planning system for years, Extra.ie has learned. Pic: Shutterstock
The planning applications for more than 20,000 new homes were in stalled developments earmarked to be fast-tracked under the SHD.
Under the scheme, introduced in 2017, decisions on large-scale developments would be made within 16 weeks by ABP and bypass local authorities. It prioritised those with 100 or more houses and student accommodation units.
In 2021, applications made under the scheme ceased after the Government terminated the SHD planning arrangements and replaced them with different arrangements. In October that year, ABP secured 117 new staff to help it implement reforms and clear the backlog. Since then, the agency has been slowly working through the planning applications submitted to the SHD.
The updated figures were published on April 17 after the list detailing the scale of rejections and delays mysteriously disappeared from the ABP website for almost a month without notification or explanation.
On April 2, Independent Senator Victor Boyhan wrote to the planning authority requesting they 'please forward me the current SHD list', adding: 'I always downloaded the same on the ABP website, but understand it's been removed.' Catherine Connolly. Pic: Arthur Carron/Collins Photos
Six days later, in a Dáil question to Minister James Browne, Independent TD Catherine Connolly requested the number of properties on 'the current outstanding SHD planning application list'. In his response, Mr Browne simply stated, 'my Department does not hold the information requested' and referred her to an ABP email address for further information.
On April 22, Senator Boyhan received an ABP response informing him: 'The SHD list, which had been on the Board's website, was removed at the end of March 2025 following queries which brought to the attention of the Board that the list had not been updated.
'A newly revised list will be on the Board's website by the end of this week. In the meantime, please see the updated list (as of the 17th of April) attached.'
Senator Boyhan told Extra.ie the figures – and ABP's responses to his queries – are 'a prime example of the urgency for the Minister to get on with An Bord Pleanála reform'.
He added: 'The Minister will have to explain why all the SHD plans for housing units are not being built out and why the Board appears to be so slow, in an emergency, in passing plans. The Minister must now move swiftly to making real changes in devolving powers to councillors and give councils the money to build houses.' Rory Hearne. Pic: Colin Keegan/Collins Dublin
Social Democrats' housing spokesman Rory Hearne called the planning figures a 'mess' and pointed the finger of blame at the Coalition parties.
He told the MoS: 'They haven't resourced local authorities with sufficient planners. This Government is continuously acting like it hasn't been in Government for years. This is typified by Fianna Fáil who, after holding the housing ministry for five years, have suddenly discovered 'bottlenecks'… despite claiming misleadingly in the election they had turned the corner on housing.'
Sinn Féin housing spokesman Eoin ? Broin said a lack of staff at the planning authority is to blame for the backlog in applications.
'The Board has received sanction for extra staffing, but these positions have still not all been filled,' he added.'They need another 50 staff to clear the backlog, and this must be done swiftly.'
In response to queries, An Bord Pleanála said a key factor in the delays occurred in 2022 when, 'a number of SHD applications were lodged, where subsequently, a new City or County Development Plan came into force.
'The Board has been making significant progress in addressing a backlog of cases that arose over 2022 and 2023, which included a number of SHD applications.
'It is not possible at this juncture to provide a specific timeframe for each outstanding case.'
Mr Browne – facing criticism from the Opposition and within the Coalition amid a significant drop in building commencements this year – will likely not be happy with the number of developments progressed from the SHD list.
Speaking at the release of the Revised National Planning Framework (NPF) this week, he said, 'Ireland needs a step change in the delivery of housing' adding: 'I am ensuring that the vital conditions for the accelerated delivery of new homes are put in place.'
But one Coalition source noted: 'When it comes to that [SHD] list, more house permissions are being disappeared than passed.'
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