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Observation pack · Cork City Council

144 Blackrock Road, Ballintemple, Cork

Permission for the construction of a 4 bedroom, single storey detached dwelling

Observations close 8 Dec 2026 24 days left
5 weeks from receipt (received 3 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 4 Jan 2027

The application

Reference
26/45144 · full record
Authority
Cork City Council
Type
PERMISSION
Status
NEW APPLICATION
Site area
1,300 m²
Received
3 Nov 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=26/45144.
  2. Write your observation.Quote 26/45144 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 8 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
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 × 14
    house · Briardale · Carriglas

Nearby precedents within 500 m, last 5 years

Decisions

ReferenceDecisionDecidedDistanceDescription
26/44558Conditional permission20 Oct 2026208 mPermission sought for construction of new 2 storey dwelling house to the rear of
26/44999Conditional permission19 Oct 2026219 mPermission for (A) Alterations, (B) To widen the existing vehicular entrance to
26/44977Conditional permission13 Oct 2026348 mPermission is sought for a single-storey extension to an existing dwelling
26/44603Conditional permission17 Aug 2026298 mPermission for development consisting of alterations and extensions to existing
26/44732Conditional permission2 Jul 2026499 mPermission for works to existing semi-detached two storey dwelling consisting of
26/44724Conditional permission29 Jun 2026191 mPermission for retention of a single storey extension to the rear of an existing
26/44651Conditional permission22 May 2026348 mPermission to (I) Demolish side and rear extensions, (II) Construct single-
25/44373Granted9 Feb 2026206 mPermission to construct a new bay window to the front of the existing dwelling

Appeals

ACP caseTypeOutcomeDecidedDistance
323612Refused3 Sept 2026369 m
321887Granted with conditions5 Jun 2025471 m
321104Granted with conditions5 Mar 2025122 m
321227Invalid12 Nov 2024270 m
318583Granted with conditions26 Jun 2024184 m
318688Invalid11 Jan 2024391 m
317149Granted with conditions12 Sept 2023185 m
314288Withdrawn23 Nov 2022489 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

  • 3 Nov 2026 New application · observations close 8 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.