Observation pack · Cork County Council

Grove House, Norwood Grove, 'Ringmeen', Cobh, County Cork

The re-construction of and new single-storey extensions to ruined Gate Lodge (identified under National Inventory of Architectural Heritage, Ref. No. 20828055) including all associated siteworks and ancillary services. To be used as a dwelling house with access via the existing entrance within the curtilage of Grove House, a protected structure (RPS No: 01730)

Observations close 10 Nov 2026 14 days left

5 weeks from receipt (received 6 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference: 26/2584 · 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: 1,006 m²
Received: 6 Oct 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=26/2584.
Write your observation.Quote 26/2584 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 10 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
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

NIAH-recorded building × 3
The Grove · The Grove · Ringmeen

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26/1174	Grant with conditions	30 Jun 2026	—	394 m	Permission for Retention of: (1) Existing single storey side extension as constructed to the south elevation of existing dwelling house, (2) Detached domestic garage as constructed and all associated site works.
26/0558	Grant with conditions	5 May 2026	—	415 m	Permission for :- a) Proposed two storey side extension to dwellinghouse, b) Partial single and two storey rear extension to dwellinghouse, c) Construction of roof terrace over existing flat roof to front (north-east) of dwellinghouse.
25/5842	Grant with conditions	17 Feb 2026	—	0 m	Permission for the re-construction of and new single-storey extensions to ruined Gate Lodge (identified under National Inventory of Architectural Heritage, Ref. No. 20828055) including all associated siteworks and ancillary services. To be used as a dwelling house with access via the existing entrance within the curtilage of Grove House, a protected structure (RPS No. 01730).
25/5905	Grant with conditions	6 Nov 2025	—	187 m	Permission to construct a new dwelling house and associated site works
25/4754	Conditional permission	5 Sept 2025	—	332 m	Permission for construction of two storey extension and alterations to existing single storey dwellinghouse, construction of first floor extension to existing attic space with dormer to front and all associated site works.
25/4197	Conditional	8 Apr 2025	—	213 m	Permission to: 1) Demolish existing single rear extension to their dwelling house. 2) Demolish existing domestic garage. 3) Construct a new domestic garage. 4) Construct a new two storey rear extension to their dwelling house and all associated site works.
25/4186	Conditional	7 Apr 2025	—	99 m	Permission to construct a single storey side extension to dwelling house.
24/5942	Conditional permission	16 Jan 2025	—	318 m	Permission for the following works to the existing bungalow, 1) demolition of the existing single storey extensions to west/north and removal of front glazed porch, 2) retention of single storey utility/boiler extension to the east to be used as new plant room, 3) construction of new single storey extension to front south elevation & new roof lights to bungalow, 4) construction of new single storey extension to the west & new single storey family accommodation unit attached to side & rear, 5) construction of new porch to east with new flat roof extended over new plant room (increasing height to suit), 6) new garden shed, 7) minor alterations to elevations, existing entrance widened and all ancillary site works

Appeals

ACP case	Type	Outcome	Decided	Distance
318549	—	pending	28 Nov 2023	240 m
309996	—	Granted with conditions	6 Dec 2021	282 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

6 Oct 2026 New application · observations close 10 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.