Observation pack · Cork County Council

Market Green, Knockgriffin, Midleton, Co. Cork

Cork Co-Operative Marts Limited are applying for planning permission for the construction of 27 no. residential units comprising of 13 no. 2 bed apartments and 14 no. 3 bed apartments in a scheme at Market Green, Knockgriffin, Midleton, Co. Cork. The development constitutes a second phase of the development to the south permitted under planning reference 17/5516. The development also includes the change of use of a portion [384m2] of the commercial car park to the east to accommodate the residential development [rear of Block A]. The proposed development also includes the reconfiguration of the existing commercial car park [permitted under 21/07085 and 04/5959] to the east for improved access and to facilitate parking for the scheme. The proposed development also includes associated car parking, drainage works, landscaping and boundary treatments, pedestrian crossing, surface treatments and all ancillary site development works. The two no vehicular access points to the site are from the south off the internal Market Green spine/distributor road.

Observations close 9 Oct 2026 8 days left

5 weeks from receipt (received 4 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 29 Oct 2026

The application

Reference: 26/2308 · full record
Authority: Cork County Council
Type: Permission
Status: Awaiting Recommendation
Applicant: not published by the national dataset — see the council register
Units: —
Floor area: —
Site area: 8,056 m²
Received: 4 Sept 2026
We first saw it: 29 Sept 2026, 23:03
Decision due: 29 Oct 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/corkcoco/application-details/?ref=26/2308.
Write your observation.Quote 26/2308 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 County Council takes it online with the submission or at the counter.
Submit before 9 Oct 2026.Online through the register above, or in writing to the Planning Department, Cork County 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	Town Centre/Neighbourhood Centres: Promote the development of town centres and neighbourhood centres as the primary locations for retail and other uses that provide goods or services principally to visiting members of the public.	CO-001:DP:cork-county-development-plan-2022	6 Jun 2022 → 5 Jun 2028
R2 Existing residential	Existing Residential/Mixed Residential and Other Uses: The scale of new residential and mixed residential developments within the Existing Residential/Mixed Residential and Other Uses within the settlement network should normally respect the pattern and grain of existing urban development in the surrounding	CO-001:DP:cork-county-development-plan-2022	6 Jun 2022 → 5 Jun 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.

Sources: CORKCO CO-001:DP:cork-county-development-plan-2022, CORKCO CO-001:DP:cork-county-development-plan-2022 · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
CORKCO CO-001:DP:cork-county-development-plan-2022	—	27 Sept 2026, 19:37	open
CORKCO CO-001:DP:cork-county-development-plan-2022	—	27 Sept 2026, 19:37	open

Designations on or near the site

Nothing designated within 100 m of the site.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/1695	Grant with conditions	17 Aug 2026	—	165 m	Permission for retention of an existing two-storey rear extension to the existing dwelling and all associated site works.
26/1644	Refused	13 Aug 2026	—	155 m	The development to be retained consists of (1) the erection of 2no. modified shipping containers for use as a drive-thru coffee kiosk, with ancillary storage and staff facilities; (2) modifications to the existing vehicular entrance granted planning permission under application ref. 21/4057; (3) the laying of hardstanding, internal roadways and 4no. car spaces for staff use; (4) signage; (5) the provision of a well and soakaway and (6) all ancillary site development works. Planning permission is sought for the (1) use as a drive-thru coffee kiosk; (2) the decommissioning of the onsite septic tank, (3) connection to the existing foul sewer located on the Northen Relief Road, and (4) all ancillary site development works.
26/1488	Grant with conditions	29 Jul 2026	—	316 m	Permission for the demolition of existing garage structure and all associated site works as a revision to the development previously permitted under Cork County Council Planning Reference no. PL 25/04377
26/1374	Grant with conditions	15 Jul 2026	—	341 m	Internal subdivision and alteration of dwelling house to create 2 self contained 3-bedroom flats. Alterations to front of building include new sliding sash windows. Alterations to rear of building include ground floor extension, raising height of rear return, external wall insulation, new dormer windows, solar PV panels and external stairs to first floor. New pedestrian access from rear, bin & bike store, garden shed, utility connections and all associated site works.
26/0857	Grant with conditions	30 May 2026	—	449 m	retention of modifications to works undertaken as part of planning permission ref: 20/5813 to My Place Community & Resource/ Youth Centre. The modifications to which this retention application relates include the following: alterations to floor plans & elevations to provide new lift shaft & associated lobby; internal alterations to floor plans; alterations to elevational treatment including revised window design; alterations to roof profile
26/0554	Grant with conditions	30 Apr 2026	—	450 m	Permission for carwash facility comprising of 1) automatic rollover carwash unit complete with side-screens, 2) pressure-jet carwash facility with enclosure building over, 3) 10,000-litre underground water storage tank, 4) carwash pump room for water-treatment facilities, water pumps and compressor unit, at service station complex previously approved under planning files ref. no's 19/5870 and 25/4142
26/0135	Grant with conditions	20 Mar 2026	—	428 m	Permission for: a) conversion of part of store on north side of site to changing room facilities/drying room at ground floor with offices, toilets and tea room at first floor and elevation changes, b) proposed single storey extension on eastern side of site for new plant room and c) demolition of existing single storey detached office building on north eastern corner of site and all associated site works at their premises.
26/0075	Grant with conditions	13 Mar 2026	—	471 m	Permission for a) demolition of existing single storey changing and storage extension to existing clubhouse and b) construction of single storey accessible gym and storage extension to existing clubhouse including all ancillary site works (change of plans and elevations from that granted under planning grant 23/5643)

Appeals

ACP case	Type	Outcome	Decided	Distance
320135	—	Refused	1 Jul 2025	352 m
316202	—	Granted with conditions	9 Jun 2025	159 m
317575	—	Granted with conditions	24 Jul 2024	430 m
316013	—	Granted with conditions	13 Feb 2024	390 m
315087	—	Other	26 Oct 2023	136 m
316484	—	Granted	6 Oct 2023	352 m
316808	—	Granted	19 Sept 2023	305 m
316494	—	Granted	19 Sept 2023	352 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

4 Sept 2026 New application · observations close 9 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 29 Sept 2026, 23:03. Not legal advice — confirm the deadline with Cork County Council before relying on it.