33 North Avenue, Mount Merrion, Co. Dublin

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• 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.
• Certificate of compliance with planning permission in Ireland17% of GDA planning applications are retention. Who can sign a certificate of compliance with planning permission, what the RIAI / Law Society opinion covers, the gaps it leaves.
• How long does planning permission last? Five years, and a 79% rate on extensions of durationA permission lasts five years from the grant. Dublin councils granted 79% of the 343 extension-of-duration applications lodged in the two years to September 2026. What "commenced" means and how to apply in time.
• Protected structures and architectural conservation areas — what needs permission, the free section 57 declaration, and what the register shows368 applications naming a protected structure were decided across the Greater Dublin councils in 12 months and 88% were granted. What being on the Record of Protected Structures means, what an ACA takes away from the ordinary exemptions, how to get a section 57 declaration, and what buyers should check.