Observation pack · Cork City Council

14 Mahon Terrace, Rope Walk, Blackrock, Cork, T12E1W4

Permission is sought for development at 14 Mahon Terrace, Rope Walk, Blackrock

Observations close 12 Oct 2026 5 days left

5 weeks from receipt (received 7 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 2 Nov 2026

The application

Reference: 26/45013 · full record
Authority: Cork City Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: —
Floor area: —
Site area: 838 m²
Received: 7 Sept 2026
We first saw it: 4 Oct 2026, 23:40
Decision due: 2 Nov 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=26/45013.
Write your observation.Quote 26/45013 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 12 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

NIAH-recorded building × 3
Pinehurst · Eastcliffe · Waverley

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/44693	Conditional permission	24 Sept 2026	—	355 m	Permission is sought for the demolition of existing single storey garage and the
26/44892	Conditional permission	7 Sept 2026	—	68 m	Permission is sought for alterations to an existing dwelling house including
26/44806	Refused	4 Aug 2026	—	179 m	Permission for the construction of a new 2-bedroom dormer style dwelling (change
26/44797	Conditional permission	30 Jul 2026	—	343 m	Permission is sought for the construction of a synthetic all weather playing
26/44756	Conditional permission	9 Jul 2026	—	434 m	Permission for the construction of a single storey extension to the side of our
26/44642	Conditional permission	21 May 2026	—	492 m	Permission for alterations, elevational changes, convert the existing attic
25/44354	Conditional permission	3 Feb 2026	—	384 m	Permission for the construction of a single storey flat roof extension to the
2543980	Conditional	21 Aug 2025	0	419 m	Permission and retention permission at Tivoli Terminal Building, Tivoli Dock and Industrial Estate, Tivoli, Cork. The proposed development will comprise of the refurbishment of the existing Tivoli Terminal Building at Tivoli Dock and Industrial Estate, Tivoli, Cork. The refurbishment works consist of the reconfiguration of internal office and ancillary space, including the relocation of internal stairs and provision of a new lift, changes to the northern and southern elevations including cladding, signage, window treatments and the relocation and upgrade of the entrances, the provision of shower facilities, an external partially covered seating area, parking (including provision of designated EV and mobility parking spaces), bicycle parking and all associated ancillary site works, including provision of a new connection to the public drainage system. Retention permission is also sought for the existing temporary modular units, which are currently in use as offices, and associated covered walkway for the duration of the refurbishment works. The modular units and associated covered walkway will be removed upon completion of the refurbishment works.

Appeals

ACP case	Type	Outcome	Decided	Distance
323382	—	Granted with conditions	26 Nov 2025	143 m
319511	—	Granted with conditions	9 Oct 2024	279 m
311788	—	Granted with conditions	11 Aug 2022	465 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

7 Sept 2026 New application · observations close 12 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.