133 James Street, Dublin 8

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Inspectors Report
Inspector report130 KBrfs0545.pdf
Order
Order22 KBdfs0545.pdf
Direction
Direction50 KBsfs0545.pdf

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Contents 1.0 INTRODUCTION 2.0 INFORMATION REVIEWED 3.0 DISCUSSION 4.0 RECOMMENDATIONS Appeal No: 29B. FS0545
inspector_report FS0545 (p. 2/11) — https://www.pleanala.ie/anbordpleanala/media/abp/cases/reports/fs0/rfs0545.pdf
safety measure for the basement. This recommendation should be applied to Condition 2. Appeal No: 29B. FS0545
inspector_report FS0545 (p. 8/11) — https://www.pleanala.ie/anbordpleanala/media/abp/cases/reports/fs0/rfs0545.pdf
have stated that their proposed café fully complies with the recommendations of BS 5588: Part 11 for a single open escape stairway and therefore…which relevant code guidance it should comply with. Appeal No: 29B. FS0545
inspector_report FS0545 (p. 9/11) — https://www.pleanala.ie/anbordpleanala/media/abp/cases/reports/fs0/rfs0545.pdf
each café. The café has been shown to comply with the recommendations of BS 5588: Part 11 for a small premise served…restaurant. Therefore the condition should be removed. Appeal No: 29B. FS0545
inspector_report FS0545 (p. 10/11) — https://www.pleanala.ie/anbordpleanala/media/abp/cases/reports/fs0/rfs0545.pdf

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Case row from the Commission's open-data feed (Cases 2016 onwards), fetched 11 Sept 2026, 23:29. Appeal counts on this site use the Commission's own case register, not NOAC or OPR totals.

Source: acp · fetched 11 Sept 2026, 23:29

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acp	CC-BY-4.0	11 Sept 2026, 23:29	open

An Bord Pleanála appeal, now An Coimisiún Pleanála — four weeks, €220, and a 25% reversal rateThe Commission reversed the council in 25% of the 1,195 Dublin-area appeals decided in the two years to September 2026. Who can appeal, the four weeks, the €220 fee, why 240 appeals a year fail on procedure, and the odds by direction.
Appeals overturned by council — how often An Coimisiún Pleanála reverses each Dublin council, and in which directionThe Commission reversed the council on 301 of 1,195 Dublin appeals decided in 24 months, 25%. South Dublin was reversed most (30%), Dublin City least (23%), and 76 of Fingal's 85 reversals turned a refusal into a grant. How the appeal works, what a reversal rate means, and how to read your council's number before you appeal.
Judicial review of a planning decision in Ireland — eight weeks, substantial grounds, and who may bring oneThe Commission decided 510 appeals from the seven Dublin-area councils in the 12 months to September 2026, and each opened an eight-week judicial review window. What s.50 allows, what it costs, what the court can and cannot do, and how the 2024 Act changes standing.
Change of use planning permission in Ireland — 84% granted, short-term letting 2 in 6Dublin councils granted 455 of the 544 change-of-use applications they decided in the 12 months to September 2026. What a material change of use is, which changes are exempt under Part 4, and why short-term letting is refused more than any other.

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133 James Street, Dublin 8

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