Observation pack · Cork County Council

Ballyshoneen, Waterfall, Co.Cork

Planning permission to construct a new dwelling house

Observations close 4 Dec 2026 19 days left

5 weeks from receipt (received 30 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 4 Jan 2027

The application

Reference: 26/2821 · full record
Authority: Cork County Council
Type: Permission
Status: Awaiting Admin Validation
Site area: 3,052 m²
Received: 30 Oct 2026
Decision due: 4 Jan 2027

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=26/2821.
Write your observation.Quote 26/2821 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 4 Dec 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.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
26/1890	Refused	7 Sept 2026	0 m	Permission to construct a new dwelling house.
26/1571	Grant with conditions	6 Aug 2026	461 m	Permission for the construction of new dwellinghouse and domestic garage, new entrance, wastewater treatment system together with all other ancillary site works.
23/4955	Conditional	5 Jul 2023	438 m	Planning for the decommissioning of an existing septic tank, installation of an EN12566-3 waste water treatment unit and polishing filter to serve the existing domestic dwelling house with all the necessary ancillary site services
22/5354	Conditional	13 Feb 2023	60 m	Permission for dormer style dwelling, domestic garage, sewerage system, site entrance and all associated works.
22/6307	Conditional	6 Dec 2022	307 m	The construction of a new domestic garage and all associated site development works

What has happened on this file

30 Oct 2026 New application · observations close 4 Dec 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 10 Nov 2026, 23:01. Not legal advice — confirm the deadline with Cork County Council before relying on it.