Observation pack · Cork County Council
Westview, Upper Pembroke, Passage West, Cork, T12VF9X
Permission for A) The demolition of a single storey detached garage to side of existing dwelling house, b) the construction of a single storey dwelling house to the rear garden of existing dwelling house
Observations close 2 Nov 2026 8 days left
5 weeks from receipt (received 28 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20
The application
- Reference
- 26/2511 · full record
- Authority
- Cork County Council
- Type
- Permission
- Status
- Invalid - Prepare Letters
- Applicant
- not published by the national dataset — see the council register
- Units
- —
- Floor area
- —
- Site area
- 1,404 m²
- Received
- 28 Sept 2026
- We first saw it
- 14 Oct 2026, 01:45
- Decision due
- —
- 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=26/2511.
- Write your observation.Quote
26/2511at 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 2 Nov 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 |
|---|---|---|---|
| G4 Open space | Green Infrastructure includes 3 subcategories - Green Recreational (GR), Green Conservation (GC) and Green Active (GA) | cork county development plan 2022 | 6 Jun 2022 → 5 Jun 2028 |
| R3 Rural cluster | 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 | 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.
Source: Cork County Council development plan zoning · fetched 27 Sept 2026, 19:37
| Source | Licence | Fetched | Link |
|---|---|---|---|
| Cork County Council development plan zoning | — | 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 |
|---|---|---|---|---|---|
| 26/0598 | Grant permission | 5 Oct 2026 | — | 392 m | Permission for landscaping and amenity provision at Cill Mhuire, Marmullane, Pembroke (Townland), Passage West, Co. Cork. The proposed development will also include the installation of additional boundary fencing and a maintenance access gate, and the omission of an amenity walk previously permitted under Cork County Council Ref. 21/5478 (An Coimisiún Pleanála Ref. 313838-22). |
| 26/0504 | Refused | 2 Jul 2026 | — | 61 m | Outline permission for 2 no. dwellings. |
| 26/1055 | Grant with conditions | 16 Jun 2026 | — | 118 m | Permission for construction of a single-storey extension to side and rear of existing dwelling and all associated site works. |
| 26/0591 | Grant with conditions | 1 May 2026 | — | 487 m | Permission for 2 dwellings and associated site works |
| 25/5561 | Conditional permission | 25 Sept 2025 | — | 446 m | Permission for the construction of a residential development of 42 no. dwellings served by private amenity, car and cycle parking, bin storage, landscaping and all ancillary site development works. The proposed development represents an alteration of the previously permitted development of 40 no. dwellings granted by Cork County Council planning reference 20/4037 and An Bord Pleanála Reference ABP-306998-20. The proposed development provides for the construction of a 3-4 levels above ground floor apartment building containing 33 no. apartments consisting of 18 no. 2 bedroom apartments and 15 no. 1 bedroom apartments, to replace the permitted 3-4 levels above ground floor level apartment building containing 31 no. apartments. The proposed development also provides for a change of house type and plan to the permitted 9 no. 3 bedroom townhouse units. The proposed site development works include the demolition of existing walls with access to the proposed development being provided via a relocated access from Mariner's View |
| 24/5863 | Conditional permission | 22 Sept 2025 | — | 435 m | Permission for: 1) Partial demolition of the front boundary wall. 2) Construction of a two storey detached dwelling and a new vehicular entrance and all associated site works. |
| 23/6608 | Conditional | 20 Jan 2025 | — | 464 m | Permission for the construction of: 1) 18 no. new detached homes and the restoration and change of use of Mount Saint Joseph's (a Protected Structure - RPD Ref. 01471) from former institutional use to use as a private dwelling, which will include the demolition of former farm out buildings and the annexes to the rear and southwest of the structure; 2) Modifications to the existing gated vehicular entrance at the Back Road, (also part of the Protected Structure), to afford improved access to the development for emergency and utility vehicles and; 3) All associated ancillary development works including access roads, drainage, parking, footpaths and public amenity areas. |
| 24/5378 | Conditional permission | 28 Nov 2024 | — | 339 m | Permission for the construction of 10 no. single storey dwelling houses and all ancillary works at site no.s 13-16 and 29-34, Cill Mhuire, Marmullane, Pembroke (Townland), Passage West, Co. Cork. The 10 no. single storey dwellings are proposed in order to comply with condition no.2 of the An Bord Pleanála decision under 313838-22 (Cork County Council Ref. 21/5478) which requires single storey dwellings on site no.s 13-16 and 29-34. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 321863 | — | Granted with conditions | 5 Jun 2025 | 464 m |
| 317582 | — | Refused | 12 Jun 2024 | 371 m |
| 313838 | — | Granted with conditions | 23 Apr 2024 | 243 m |
| 314946 | — | Refused | 12 Apr 2024 | 270 m |
| 315004 | — | Granted with conditions | 11 Dec 2023 | 354 m |
| 316360 | — | Other | 19 Oct 2023 | 237 m |
| 312505 | — | Refused | 9 Aug 2022 | 371 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 Sept 2026 New application · observations close 2 Nov 2026
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 14 Oct 2026, 01:45. Not legal advice — confirm the deadline with Cork County Council before relying on it.