Observation pack · Cork City Council

35-37 North Main Street, Cork

Permission for the change of use of part of the first floor from its permitted

Observations close 2 Dec 2026 20 days left

5 weeks from receipt (received 28 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 22 Dec 2026

The application

Reference: 26/45134 · full record
Authority: Cork City Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: The Ryan Family Partnership
Units: —
Floor area: —
Site area: 1,098 m²
Received: 28 Oct 2026
We first saw it: 11 Nov 2026, 23:36
Decision due: 22 Dec 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=26/45134.
Write your observation.Quote 26/45134 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 2 Dec 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.	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

NIAH-recorded building × 90
The Cork Timber Slate & Cement Co. · Dekor 8 · Premier Office Equipment Ltd.
Recorded monument × 2
Church · R185761

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/45022	Refused	5 Nov 2026	—	298 m	Permission for the construction of an extension to the existing two-storey
26/44920	Conditional permission	2 Nov 2026	—	412 m	Permission for development of this site at 15 Lancaster Quay, Cork, T12NP77
26/44954	Refused	2 Oct 2026	—	213 m	Permission for retention for illuminated signage to existing shopfront to
26/44738	Conditional permission	21 Sept 2026	—	317 m	Permission to demolish the existing semi-derelict 3 storey building to Dominic
26/44909	Refused	10 Sept 2026	—	328 m	Permission for retention for the change of use of a former shop to use 1 no. 8
26/44908	Refused	10 Sept 2026	—	337 m	Permission for retention for the change of 9 no. apartments (permitted by Cork
26/44886	Conditional permission	2 Sept 2026	—	417 m	Permission for the change of use of part of ground floor and upper floors of an
26/44496	Conditional permission	6 Aug 2026	—	237 m	Permission for development at Florence Buildings, 1A Washington Street West

Appeals

ACP case	Type	Outcome	Decided	Distance
501255	—	Granted with conditions	26 Aug 2026	336 m
501184	—	Refused	13 Aug 2026	186 m
321929	—	Other	13 Jul 2026	334 m
500185	—	Split	27 Feb 2026	214 m
323771	—	Invalid	30 Sept 2025	35 m
321899	—	Granted with conditions	18 Jun 2025	225 m
321289	—	Refused	26 Feb 2025	121 m
319016	—	Withdrawn	29 Oct 2024	334 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

28 Oct 2026 New application · observations close 2 Dec 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 11 Nov 2026, 23:36. Not legal advice — confirm the deadline with Cork City Council before relying on it.