Observation pack · Cork City Council

Lower Oliver Plunkett Street and Connell Street, Cork City

Permission for modifications to the 180-no. bedroom hotel development permitted

Observations close 28 Oct 2026 13 days left

5 weeks from receipt (received 23 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 17 Nov 2026

The application

Reference: 26/45052 · full record
Authority: Cork City Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: Starstone Property Investment Ltd.
Units: —
Floor area: —
Site area: 690 m²
Received: 23 Sept 2026
We first saw it: 6 Oct 2026, 23:44
Decision due: 17 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=26/45052.
Write your observation.Quote 26/45052 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 28 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
M2 Major town centre	City Centre: To consolidate and facilitate the development of the central area and to promote its role as a dynamic mixed used centre for community, economic, civic, cultural and residential growth.	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 × 34
store/warehouse · Ted Castle McCormick & Company Ltd. · Lapp's Quay

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/44960	Refused	6 Oct 2026	—	245 m	Permission for a Public Art Installation (Mural) to the side facade of Hibernian
26/44958	Refused	2 Oct 2026	—	289 m	Permission is sought for the installation of a telecommunications development
26/44894	Conditional permission	7 Sept 2026	—	123 m	Permission for development at a site of approximately 0.96 sq m. located on
26/44811	Conditional permission	4 Aug 2026	—	102 m	Permission for development at the Leonardo Hotel, Anderson's Quay, Cork City,
25/44418	Conditional permission	4 Jun 2026	—	326 m	Permission for development at the site of the former Port Bar, 2 Victoria Road
26/44655	Conditional permission	2 Jun 2026	—	258 m	Permission to amend a permitted development (Cork City Council Register Ref
25/44389	Conditional permission	27 Apr 2026	—	277 m	Permission for amendments to previously permitted development and for
26/44537	Conditional permission	15 Apr 2026	—	355 m	Permission for development of this site at: Dunnes Stores, 105-107 Saint

Appeals

ACP case	Type	Outcome	Decided	Distance
501255	—	Granted with conditions	26 Aug 2026	355 m
321929	—	Other	13 Jul 2026	465 m
322335	—	Other	9 Feb 2026	376 m
320353	—	Granted with conditions	16 Dec 2025	351 m
322771	—	Granted with conditions	17 Oct 2025	362 m
322139	—	Granted with conditions	25 Jul 2025	363 m
320363	—	Refused	19 Dec 2024	319 m
320776	—	Withdrawn	2 Dec 2024	491 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

23 Sept 2026 New application · observations close 28 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 6 Oct 2026, 23:44. Not legal advice — confirm the deadline with Cork City Council before relying on it.