Observation pack · Cork City Council

Site at Rathcooney, Glanmire, (Ballincrossig townland), Cork

Permission to construct new two storey type dwelling house with new on site

Observations close 13 Oct 2026 window closed

5 weeks from receipt (received 8 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 2 Nov 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: 26/45017 · 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: 848 m²
Received: 8 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=26/45017.
Write your observation.Quote 26/45017 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 13 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
P5 Rural and agricultural	City Hinterland: To protect and improve rural amenity and provide for the development of agriculture.	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: Cork City Council development plan zoning · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
Cork City Council development plan zoning	—	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	Distance	Description
2341757	Refused	30 Mar 2023	11 m	Permission for construction of two-storey dwelling house, sewerage treatment system and associated site works.
2241386	Conditional	19 Dec 2022	331 m	Permission for the change of plan for the construction of a two-storey dwelling, proprietary treatment unit and new vehicular access permitted under Planning Ref: 14/06732 with permission extended to 19 August 2025, with new detached garage.
2241298	Conditional	21 Sept 2022	295 m	Permission for the change of plan for construction of two storey dwelling, proprietary treatment unit and new vehicular access permitted under planning ref: 14/06544 with permission extended to 7 June 2025, with new detached garage.
2140658	Conditional	22 Mar 2022	345 m	Permission is sought for alterations to existing site entrance including new walls and piers and associated site works.
2140659	Conditional	14 Mar 2022	301 m	Permission is sought for a detached dormer style dwelling, installation of a domestic wastewater treatment system, new site entrance with walls and piers and associated site works.

Appeals

ACP case	Type	Outcome	Decided	Distance
320428	—	Other	8 Oct 2024	371 m
320390	—	Other	7 Oct 2024	371 m
317710	—	Granted with conditions	13 Feb 2024	0 m
316766	—	Other	24 Oct 2023	371 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

8 Sept 2026 New application · observations close 13 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.