Observation pack · Cork County Council

3 Butchers Row, Kinsale, Co. Cork.

Permission to:- i) Demolish rear detached shed, ii) Construct a single-storey rear extension with a flat roof walkway, iii) Convert the attic (second floor) to living accommodation, iv) Alterations to the front and rear elevations, to dwelling.

Observations close 3 Nov 2026 window closed

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

The five-week window has passed. Late observations are returned unread. If the council has decided, the next door is the appeal window — but under s.37 only the applicant and those who made a valid observation may appeal.

The application

Reference: 26/2522 · 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: 209 m²
Received: 29 Sept 2026
We first saw it: 21 Oct 2026, 02:10
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=26/2522.
Write your observation.Quote 26/2522 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 3 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
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	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

NIAH-recorded building × 1
house
Recorded monument × 3
Graveyard · Religious house - Carmelite friars · R185119

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/2218	Grant with conditions	19 Oct 2026	—	143 m	Permission for Retention of the use of an existing detached garage structure as ancillary accommodation to the existing main dwelling house, namely; a bedroom and ensuite, along with retention of change of garage door to glazed doors on the front elevation. Dwelling and Garage previously permitted under planning ref 21-5984.
26/2177	Grant permission	13 Oct 2026	—	175 m	Permission for retention for change of use from ground floor retail use to residential use and Permission for the conservation, repair and refurbishment of the existing building, all to provide a 5 bed single family dwelling. Works to include:- Partial demolition and reconstruction of existing external walls, refurbishment of existing front roof and chimney with a new rooflight, raising of roof ridgeline and external walls of existing rear return with construction of new hipped roof with rooflights. Alterations to all elevations including restoration of existing shop front and reinstatement of original front door (currently a window), internal renovations including new floors, partition walls and replacement stairs from first to second floor. All associated site development and ancillary works to include repositioned gate in existing garden wall.
26/2069	Refused	29 Sept 2026	—	164 m	The demolition of existing single storey commercial retail unit and the construction of a 10 bedroom commercial guest house comprising part three storey and part two storey, with associated dining room, professional kitchen and reception area, connection to public services and all associated site works. Extension of Duration to Permission granted under Planning Ref. No. 20/6168
26/1170	Grant with conditions	19 Aug 2026	—	391 m	Permission for the demolition of an existing rear extension and the construction of a single storey, rear extension to the existing amusement arcade, the provision of an Automated Teller Machine (ATM) and all ancillary site development works.
26/1642	Grant with conditions	13 Aug 2026	—	325 m	Permission for alterations and extensions to an existing dwelling including demolition of small garden store and partial demolition of single storey extension to the rear and the construction of two storey rear extension, the replacement of the roof of the dwelling, the modifications to all elevations and modifications to internal layout and all ancillary and associated site works.
26/1457	Grant with conditions	26 Jul 2026	—	443 m	Modifications to the site layout permitted under Ref. No. 14/6792 and 23/4232 consisting of changes to the permitted road layout serving the 7 no. dwellings permitted under ref. no. 23/4232 and all ancillary landscaping, lighting and associated site development works at Convent Garden, Winter’s Hill, in the townland of Town-Plots, Kinsale, Co. Cork. The proposed development also includes the construction of a new fence with pedestrian and vehicle gates within the front curtilage of the permitted F1 house.
26/0658	Grant with conditions	17 Jun 2026	—	298 m	The installation of a free standing 13.04m x 4.2m x 4.1m (L x W x H) Containerised Biomass Boiler unit, with all ancillary services and associated site works at the grass verge area and part of the existing car parking area to the east of Kinsale Community School, Ballynacubby, Kinsale, Co. Cork. This development is covered by the provisions of the Renewable Energy Directive III (Directive (EU) 2023/2413) and it is important to note that the planning application may be subject to section 34D of the Planning and Development Act 2000, as amended. When a notice issues in accordance with section 34D(b), the provisions of article 26A of the Planning and Development Regulations 2001 to 2025 shall apply.
25/6018	Grant with conditions	12 Mar 2026	—	260 m	Permission for the refurbishment and alteration of existing house, partial demolition of the existing north and east elevations, construction of a new two storey side, rear and front extension with associated site works.

Appeals

ACP case	Type	Outcome	Decided	Distance
502078	—	pending	9 Sept 2026	391 m
501917	—	pending	20 Aug 2026	442 m
321550	—	Refused	22 Jan 2026	442 m
323689	—	Granted with conditions	22 Jan 2026	99 m
323673	—	Granted with conditions	23 Dec 2025	411 m
318994	—	Granted with conditions	1 Nov 2024	294 m
319174	—	Granted with conditions	25 Sept 2024	387 m
316840	—	Granted with conditions	12 Sept 2024	455 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

29 Sept 2026 New application · observations close 3 Nov 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 21 Oct 2026, 02:10. Not legal advice — confirm the deadline with Cork County Council before relying on it.