23 Florence Road , Bray , Co. Wicklow

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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 — what the architect's opinion covers and what it does notRetention applications were 17% of everything lodged in the GDA over 12 months, and a fifth of those decided were refused. What a certificate or opinion on compliance with planning permission says, who signs it, the Law Society and RIAI forms, and the gaps a buyer should close from the register.
• 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.
• Flood maps when buying a house — what floodinfo.ie shows, flood zones A, B and C, and why we only flagWe hold 27,460 CFRAM flood-extent features for the four Dublin councils, and 36 applications decided in 12 months mentioned flood risk in their description. What the OPW's floodinfo.ie maps mean, how flood zones A, B and C govern planning, what insurers use, and what a buyer should check.