PlanningRegister.ie
Back
Observation pack · Cork City Council

1 Rockspring, Middle Glanmire Road, Montenotte, Cork, T23F3P3

Permission for (1) Demolition of existing front boundary wall (2) Removal of

Observations close 13 Nov 2026 closes today
5 weeks from receipt (received 9 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 3 Dec 2026

The application

Reference
26/45091 · full record
Authority
Cork City Council
Type
PERMISSION
Status
NEW APPLICATION
Site area
391 m²
Received
9 Oct 2026
Decision due
3 Dec 2026

How to submit an observation

  1. Read the file on the council register.Drawings, planning statement and site notices are at https://planning.agileapplications.ie/corkcity/application-details/?ref=26/45091.
  2. Write your observation.Quote 26/45091 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.
  3. 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.
  4. Submit before 13 Nov 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.
  5. 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

CodeObjectivePlanIn 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.cork city development plan 2022 2028 variation no 3 npf implementation8 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
SourceLicenceFetchedLink
Cork City Council development plan zoning—27 Sept 2026, 19:37open

Designations on or near the site within 100 m

  • NIAH-recorded building × 8
    house · house · sign post
  • Recorded monument × 2
    Country house · R180491

Nearby precedents within 500 m, last 5 years

Decisions

ReferenceDecisionDecidedDistanceDescription
26/44588Conditional permission5 Nov 2026445 mPermission for retention of change of use from ground floor commercial office
26/44754Conditional permission19 Oct 2026431 mPermission for (1) To demolish existing sheds to rear of property and demolish
26/44973Conditional permission12 Oct 2026195 mPermission for the following development to dwelling house, namely; to construct
26/44961Conditional permission6 Oct 2026208 mPermission for development at Nos. 95 96 Lower Glanmire Road, Cork.
26/44901Conditional permission2 Sept 2026376 mConstruction of 2no. dormer windows to front of existing dwelling
26/44547Conditional permission1 Sept 2026482 mPermission for development to an existing dwellinghouse at 8 Ferncliffe Villas
26/44837Refused12 Aug 2026284 mPermission is sought for (1) Demolition of existing garage/storeroom structure
26/44835Conditional permission12 Aug 2026418 mPermission is sought for development to an existing dwellinghouse at The Lodge

Appeals

ACP caseTypeOutcomeDecidedDistance
501036Refused20 Jul 2026419 m
500910Refused6 Jul 2026219 m
500361Refused25 Mar 2026463 m
323322Split18 Nov 2025447 m
319702Granted with conditions21 Oct 2025326 m
319369Granted with conditions3 Dec 2024399 m
316142Refused11 Mar 2024469 m
315536Refused27 Feb 2024323 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

  • 9 Oct 2026 New application · observations close 13 Nov 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 23 Oct 2026, 09:21. Not legal advice — confirm the deadline with Cork City Council before relying on it.