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Observation pack · Cork City Council

3 Step Lane, off Barrack Street, Cork

Permission for the construction of an extension to the existing single-storey

Observations close 4 Dec 2026 20 days left
5 weeks from receipt (received 30 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 4 Jan 2027

The application

Reference
26/45139 · full record
Authority
Cork City Council
Type
PERMISSION
Status
NEW APPLICATION
Applicant
The Complete Upholstery Centre Ltd
Site area
62 m²
Received
30 Oct 2026
Decision due
4 Jan 2027

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=26/45139.
  2. Write your observation.Quote 26/45139 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 4 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.
  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
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 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 × 16
    St Fin Barre's Library · house · Elizabeth Fort
  • Recorded monument × 5
    Bastioned fort · Church · Excavation - miscellaneous

Nearby precedents within 500 m, last 5 years

Decisions

ReferenceDecisionDecidedDistanceDescription
26/45043Conditional permission10 Nov 2026493 mPermission is sought for the retention of the existing single-storey extension
26/44920Conditional permission2 Nov 2026471 mPermission for development of this site at 15 Lancaster Quay, Cork, T12NP77
25/44398Conditional permission21 Oct 2026102 mPermission for alterations and extensions to an existing dwelling including the
25/44445Conditional permission20 Oct 2026239 mPermission for the demolition of an existing single storey extension on the
26/44947Refused1 Oct 2026213 mPermission for a change of use from existing car park/ storage building
26/44908Refused10 Sept 2026406 mPermission for retention for the change of 9 no. apartments (permitted by Cork
26/44909Refused10 Sept 2026400 mPermission for retention for the change of use of a former shop to use 1 no. 8
26/44886Conditional permission2 Sept 2026403 mPermission for the change of use of part of ground floor and upper floors of an

Appeals

ACP caseTypeOutcomeDecidedDistance
324643pending14 Sept 2026276 m
501997Invalid31 Aug 2026102 m
501184Refused13 Aug 2026414 m
500185Split27 Feb 2026365 m
500161Granted26 Feb 2026409 m
321289Refused26 Feb 2025484 m
319259Refused27 Sept 2024363 m
316228Granted with conditions3 Jul 2024369 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

  • 30 Oct 2026 New application · observations close 4 Dec 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 10 Nov 2026, 23:33. Not legal advice — confirm the deadline with Cork City Council before relying on it.