Observation pack · Cavan County Council
Riverwalk , Ashebrooke Estate , Moynehall
to retain alterations to elevations and floor plans and all associated works for units 1-4 (previously approved planning ref. 2031)
Observations close 7 Oct 2026 window closed
5 weeks from receipt (received 2 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 27 Oct 2026
The five-week window has passed. Late observations are returned unread. If the council has decided, the next door is the appeal window — but under s.37 only the applicant and those who made a valid observation may appeal.
The application
- Reference
- 2660495 · full record
- Authority
- Cavan County Council
- Type
- RETENTION
- Status
- NEW APPLICATION
- Applicant
- not published by the national dataset — see the council register
- Units
- 1
- Floor area
- 650 m²
- Site area
- 4,727 m²
- Received
- 2 Sept 2026
- We first saw it
- 18 Sept 2026, 15:44
- Decision due
- 27 Oct 2026
- Decision
- N/a
The national dataset truncates descriptions (80 characters for DLR, 70 for Fingal) and omits the applicant. The full description and the drawings are on the council register linked in step 1.
How to submit an observation
- Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/CavanCC/AppFileRefDetails/2660495/0.
- Write your observation.Quote
2660495at the top, give your name and the address the authority should reply to, and confine it to planning matters — zoning objective, height, overlooking, traffic, drainage, heritage. What you say here is what you can later appeal on. - Pay the €20 fee.Every submission needs it; without it the observation is invalid and is returned. Cavan County Council takes it online with the submission or at the counter.
- Submit before 7 Oct 2026.Online through the register above, or in writing to the Planning Department, Cavan County Council. The test is the date the authority receives it, not the date you post it.
- Keep the acknowledgement.The council's receipt is your proof of a valid observation — see below.
Statutory basis. Section 34(1) of the Planning and Development Act 2000 (as amended) requires a planning authority to consider any submission or observation made to it in accordance with the Regulations. Article 29 of the Planning and Development Regulations 2001 (as amended) sets the window: a submission or observation must be received by the authority within five weeks beginning on the date of receipt of the application, and must be accompanied by the prescribed fee of €20. A submission received after the window, or without the fee, is invalid and the authority must return it.
After you submit: keep the acknowledgement. Under the 2024 Act it secures your right to appeal — only the applicant and a person who made a valid observation may bring the council's decision to An Coimisiún Pleanála, within four weeks of the decision. Making a valid observation is also what buys a right of appeal: under s.37(1) of the 2000 Act, only the applicant and a person who made a valid submission or observation to the planning authority may appeal the decision to An Coimisiún Pleanála (within four weeks of the decision). Missing the five-week window closes both doors.
What the site is zoned
| Code | Objective | Plan | In force |
|---|---|---|---|
| R1 New residential | Proposed Residential: Provide for new residential development in tandem with the provision of the necessary social and physical infrastructure. | CV-001:LAP:cavan-county-development-plan-incorporating-a-local-area-plan-for-cavan-town-2022-2028 | 11 Jul 2022 → 10 Jul 2028 |
| R1 New residential | Proposed Residential: Provide for new residential development in tandem with the provision of the necessary social and physical infrastructure. | CV-002:LAP:cavan-town-local-area-plan-incorporating-variation-no1-2022-2028 | 11 Jul 2022 → 10 Jul 2028 |
An application that accords with the zoning objective is hard to resist on principle; one that does not may be a material contravention, which the council can only grant by the s.34(6) procedure with its own notice and window.
Sources: CAVAN CV-001:LAP:cavan-county-development-plan-incorporating-a-local-area-plan-for-cavan-town-2022-2028, CAVAN CV-002:LAP:cavan-town-local-area-plan-incorporating-variation-no1-2022-2028 · fetched 27 Sept 2026, 19:37
| Source | Licence | Fetched | Link |
|---|---|---|---|
| CAVAN CV-001:LAP:cavan-county-development-plan-incorporating-a-local-area-plan-for-cavan-town-2022-2028 | — | 27 Sept 2026, 19:37 | open |
| CAVAN CV-002:LAP:cavan-town-local-area-plan-incorporating-variation-no1-2022-2028 | — | 4 Oct 2026, 23:04 | open |
Designations on or near the site
- Recorded monument × 1R170337
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| 2560511 | Conditional | 27 May 2026 | 8 | 261 m | for the construction of a total 8no fully serviced dwellings, (4 pairs of three-storey, three bedrooms semi-detached dwellings.) construct new entrances, connect to existing public services, all associated and ancillary site works- SIGNIFICANT FURTHER INFORMATION HAS BEEN RECEIVED |
| 2560483 | Conditional | 5 May 2026 | 0 | 129 m | for alterations to previously approved planning ref: No. 23/60301 consisting of (1) the omission of 1 no. healthcare unit and 2 no. retail units at ground floor level and replaced with 8 no. residential apartments; (2) alterations to building layouts on the first, second, and third floors. (3) alterations to site layout including re-location of bin stores & bicycle stores, alterations to car parking layout and inclusion of amenity space (4) associated alterations to elevations and all associated ancillary works. The updated development will consist of a total of 29 no. residential apartments (comprising 12 no. 1-apartments and 17 no. 2-bed apartments) over four floors - SIGNIFICANT FURTHER INFORMATION HAS BEEN RECEIVED |
| 2560304 | Conditional | 5 May 2026 | 31 | 16 m | to alter previously approved planning application (PL23/113) to construct a residential development alterations to be as follows: (1) Erect 31 No. fully serviced dwellings as follows: - Ten, 2 storey, 4 bed semi-detached dwellings - Two, 2 storey, 4 bed detached dwellings - Six, 2 storey, 3 bed semi-detached dwellings - Four, 2 storey, 3 bed terraced dwellings - Nine, 2 storey, 2 bed terraced dwellings (2) Alterations to service road, site boundaries and open space. (3) Connection to public services & all associated site works. A Natura Impact Statement (NIS) will be submitted to the Planning Authority with this application in accordance with the plans submitted with the application- SIGNIFICANT FURTHER HAS BEEN RECEIVED |
| 2660089 | Refused | 23 Apr 2026 | 1 | 492 m | for erection of 1no. 3-bedroom 2 storey detached dwelling, connection to existing services and all ancillary works |
| 2545 | Conditional | 1 Dec 2025 | 0 | 0 m | for EXTENSION OF DURATION of 20/31 to erect development consisting of 24 residential units at Ashbrooke Housing Estate as follows (a) 1 no. duplex block containing 6 no. 3 bed townhouses and 6 no. 2 bed apartments with associated parking, bin storage and ancillary works, (b) 4 no. 3 bed bungalows with attic accommodation and (c) 8 no. 3 bed semi-detached bungalows with attic accommodation, connection to foul sewers & watermain, service road and all associated works. Significant further information and revised plans including a Natura Impact Statement has been submitted |
| 2460601 | Conditional | 30 Jan 2025 | 2 | 243 m | for retention for alterations to Sites No.28 & 29 at Creighan Manor, Creighan & Burgess Acre, Cavan, Co. Cavan. The development will consist of the retention of alterations to site boundary of No. 28 and retention of alterations to floor plans, elevations and site layout & boundary of No. 29 & all ancillary works |
| 2460471 | Conditional | 14 Nov 2024 | 1 | 418 m | to alter the rear boundary treatment for dwellings 16-44 as previously granted under planning reference no. 22/530 & 23/60337 and all ancillary works at development known as 'Oldtown Manor' |
| 2360301 | Conditional | 26 Jul 2024 | 0 | 129 m | (1) to demolish existing commercial units, (2) to erect a new 4-storey mixed-use development consisting of 1 no. healthcare facility and 2 no. retail units at ground floor level and a total of 24 no. residential apartments (9 no. 1 bed apartments & 15 no. 2 bed apartments) over three floors (3) the formation of new parking with new site entrance, boundary treatments, connection to existing site services and all associated and ancillary development works. Significant Further Information has been received. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 501425 | — | Withdrawn | 2 Jul 2026 | 16 m |
| 501536 | — | open | 16 Jun 2026 | 261 m |
| 319134 | — | Refused | 17 Feb 2026 | 237 m |
| 316387 | — | Granted with conditions | 16 Apr 2024 | 149 m |
If neighbours here have appealed before and lost, the inspector's report on that case is the single most useful thing to read.
What has happened on this file
- 2 Sept 2026 New application · observations close 7 Oct 2026
- 2 Sept 2026 Decision
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 18 Sept 2026, 15:44. Not legal advice — confirm the deadline with Cavan County Council before relying on it.