Observation pack · Cork City Council

Rose Lawn, Spur Hill, Doughcloyne, Cork

Permission for the change of design of Unit no. 5 from a 3 bedroom, 5 person

Observations close 6 Oct 2026 closes today

5 weeks from receipt (received 1 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 27 Oct 2026

The application

Reference: 26/45001 · full record
Authority: Cork City Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: SHS Construction Limited
Units: —
Floor area: —
Site area: 1,156 m²
Received: 1 Sept 2026
We first saw it: 4 Oct 2026, 23:40
Decision due: 27 Oct 2026
Decision: not yet decided

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 https://planning.agileapplications.ie/corkcity/application-details/?ref=26/45001.
Write your observation.Quote 26/45001 at 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. Cork City Council takes it online with the submission or at the counter.
Submit before 6 Oct 2026.Online through the register above, or in writing to the Planning Department, Cork City 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
R2 Existing residential	Sustainable Residential Neighbourhoods: To protect and provide for residential uses and amenities, local services and community, institutional, educational and civic uses.	CI-002:DP:cork-city-development-plan-2022-2028-variation-no-3-npf-implementation	8 Aug 2022 → 8 Aug 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.

Source: CORKCITY CI-002:DP:cork-city-development-plan-2022-2028-variation-no-3-npf-implementation · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
CORKCITY CI-002:DP:cork-city-development-plan-2022-2028-variation-no-3-npf-implementation	—	27 Sept 2026, 19:37	open

Designations on or near the site

Nothing designated within 100 m of the site.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/44648	Conditional permission	15 Jun 2026	—	327 m	Permission for the installation of 2674m2 of roof mounted solar photovoltaic
2544021	Conditional	10 Sept 2025	0	423 m	Permission for change of use of existing warehouse unit no.4 to vehicle showroom (438 sq mts), alterations to existing front elevation to include for new curtain walling and wall cladding and alterations to elevation of adjoining warehouse unit no.5 to include for new wall cladding and windows; new attached illuminated showroom building signage, 1 no. freestanding illuminated pylon sign, at their existing premises.
2443141	Conditional	26 Nov 2024	0	442 m	Permission for the installation of roof mounted PV Solar panels to be mounted on the pitched roof of the existing main building at the northern end of the site and all associated ancillary works.
2443202	Refused	14 Oct 2024	0	201 m	Permission to widen the existing driveway by demolition of existing boundary front wall and to remove the existing pvc vehicular gate and all associated site works.
2342226	Conditional	9 Oct 2023	0	497 m	For the retention of existing garden shed and for planning permission for construction of a single-storey extension to existing dormer bungalow and associated site works.
2341929	Conditional	12 Jun 2023	0	295 m	Permission for a new proposed extension to existing 2-storey dwelling at 11 Fernwood Crescent, Lehenaghmore, Togher, Cork, T12EYP4. The proposed works comprise a 2-storey extension to the side of the dwelling (north) and a first floor extension over the existing single storey rear annex, all associated internal alterations to existing dwelling to suit, installation of new rooflights to rear of existing roof, and all associated site development works.
2241513	Conditional	19 Dec 2022	0	310 m	Permission for retention of existing ground floor window on the existing front (southeast) elevation of existing dwelling house.
2241229	Conditional	19 Oct 2022	0	196 m	Permission for the construction of a first floor extension to existing dwelling including alterations to existing elevations, widening road entrance, dishing of adjacent path and associated site works along with the retention for the relocation of the entrance pillar.

Appeals

ACP case	Type	Outcome	Decided	Distance
313638	—	Other	31 Oct 2023	259 m
313752	—	Granted with conditions	13 Jul 2023	352 m
311519	—	Refused	26 Oct 2021	367 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

1 Sept 2026 New application · observations close 6 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 4 Oct 2026, 23:40. Not legal advice — confirm the deadline with Cork City Council before relying on it.