Observation pack · Cork City Council

22 Douglas Street, Cork

Permission for retention of external steel staircase and balcony located to the

Observations close 16 Oct 2026 10 days left

5 weeks from receipt (received 11 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 5 Nov 2026

The application

Reference: 26/45026 · full record
Authority: Cork City Council
Type: RETENTION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: —
Floor area: —
Site area: 84 m²
Received: 11 Sept 2026
We first saw it: 4 Oct 2026, 23:40
Decision due: 5 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=26/45026.
Write your observation.Quote 26/45026 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 16 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
M3 Neighbourhood centre	Neighbourhood and Local Centres: To protect, provide for or improve local facilities.	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 × 9
Coughlan · Religious Society of Friends Burial Ground · gates/railings/walls
Recorded monument × 2
Church · R185761

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/44947	Refused	1 Oct 2026	—	332 m	Permission for a change of use from existing car park/ storage building
26/44890	Refused	3 Sept 2026	—	445 m	Permission for development of a site at The Bridge House, 15 High Street, Cork
26/44886	Conditional permission	2 Sept 2026	—	452 m	Permission for the change of use of part of ground floor and upper floors of an
26/44506	Conditional permission	17 Aug 2026	—	345 m	Permission for a Large-Scale Residential Development (LRD) For development of
26/44824	Conditional permission	6 Aug 2026	—	418 m	Permission for retention of alterations to front and rear elevations of existing
26/44593	Conditional permission	29 Jul 2026	—	383 m	Permission for modifications to the development permitted under application
26/44597	Conditional permission	16 Jul 2026	—	337 m	Permission for the following; (1) The demolition of an existing single storey
25/44410	Conditional permission	18 May 2026	—	20 m	Permission is sought by Corkteach Ltd. for the extension and change of use of mi

Appeals

ACP case	Type	Outcome	Decided	Distance
501532	—	open	15 Jun 2026	20 m
500161	—	Granted	26 Feb 2026	411 m
322771	—	Granted with conditions	17 Oct 2025	332 m
316228	—	Granted with conditions	3 Jul 2024	480 m
315702	—	Granted with conditions	31 Jan 2024	313 m
314638	—	pending	13 Sept 2022	241 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

11 Sept 2026 New application · observations close 16 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.