Observation pack · Cork City Council

At the rear of No. 1 The Gardens, Rope Walk, fronting onto Orchard Mews, Convent Avenue, Blackrock, Cork

Permission for development of this site at: At the rear of No. 1 The Gardens

Observations close 15 Oct 2026 9 days left

5 weeks from receipt (received 10 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 4 Nov 2026

The application

Reference: 26/45020 · 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: 275 m²
Received: 10 Sept 2026
We first saw it: 4 Oct 2026, 23:40
Decision due: 4 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=26/45020.
Write your observation.Quote 26/45020 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 15 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 × 1
house

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/44693	Conditional permission	24 Sept 2026	—	189 m	Permission is sought for the demolition of existing single storey garage and the
26/44892	Conditional permission	7 Sept 2026	—	271 m	Permission is sought for alterations to an existing dwelling house including
26/44806	Refused	4 Aug 2026	—	337 m	Permission for the construction of a new 2-bedroom dormer style dwelling (change
26/44797	Conditional permission	30 Jul 2026	—	172 m	Permission is sought for the construction of a synthetic all weather playing
26/44756	Conditional permission	9 Jul 2026	—	262 m	Permission for the construction of a single storey extension to the side of our
26/44642	Conditional permission	21 May 2026	—	346 m	Permission for alterations, elevational changes, convert the existing attic
26/44606	Conditional permission	12 May 2026	—	359 m	Permission for alterations, elevational changes, convert the existing attic spac
26/44529	Conditional permission	13 Apr 2026	—	364 m	Permission for alterations, elevational changes, convert the existing attic

Appeals

ACP case	Type	Outcome	Decided	Distance
323382	—	Granted with conditions	26 Nov 2025	0 m
319511	—	Granted with conditions	9 Oct 2024	472 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

10 Sept 2026 New application · observations close 15 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.