Observation pack · Dublin City Council

6 St James's Terrace / 12 Clonskeagh Road, Clonskeagh Road, Dublin 6

PROTECTED STRUCTURE: Permission is sought for alterations to a protected structure at 6 St James's Terrace (a.k.a. 12 Clonskeagh Road), Dublin 6, comprising: (i) to the main house - widening of the vehicular entrance gate opening in the front boundary wall; a freestanding bicycle store and car port to the side garden, both below boundary/party wall height; replacement of an existing south-facing window with an external door to form a storeroom beneath the front entrance steps; conversion of part of the existing Wyatt window opening at upper ground floor level to form a new door and balcony to the rear; replacement of the existing rear granite steps with a new flight to the garden; widening of an existing opening to the garden room at lower ground floor level; internal reconfiguration at lower ground, first floor levels and relocation of the kitchen to upper ground floor; 2 no. replacement rooflights to the rear roof pitch; a small photovoltaic array within a concealed roof valley; and associated repair, conservation and thermal upgrade works; and (ii) conversion to ancillary accommodation of the existing coach house to the rear, comprising repair and re-harling of the stonework, repair and part-replacement of the roof with 2 no. new rooflights to the rear pitch (in addition to the 1 no. existing), relaying of the existing ground floor, internal insulation, and associated services and thermal upgrade works. The property and its curtilage is a protected structure.

Observations close 9 Oct 2026 window closed

5 weeks from receipt (received 4 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: WEB3191/26 · full record
Authority: Dublin City Council
Type: Permission
Status: Decision Notice Issued
Applicant: not published by the national dataset — see the council register
Units: —
Floor area: —
Site area: —
Received: 4 Sept 2026
We first saw it: 4 Oct 2026, 23:38
Decision due: —
Decision: Application declared invalid

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.No register URL is recorded for this reference; search the Dublin City Council planning register for WEB3191/26.
Write your observation.Quote WEB3191/26 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. Dublin City 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, Dublin City 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	Objective A: A To provide residential development and improve residential amenity while protecting the existing residential amenities	county development plan 2022 2028	1 Apr 2022 → 1 Apr 2028
R2 Existing residential	Objective A: A To provide residential development and improve residential amenity while protecting the existing residential amenities	d n laoghaire rathdown county development plan 2022 2028 variation no 1	21 Apr 2022 → 20 Apr 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: Dún Laoghaire-Rathdown County Council development plan zoning · fetched 11 Oct 2026, 23:12

Source	Licence	Fetched	Link
Dún Laoghaire-Rathdown County Council development plan zoning	—	11 Oct 2026, 23:12	open

Designations on or near the site

Radon risk area × 1
About 1 in 20 homes in this area is likely to have high radon levels
Record of Protected Structures × 1
Wynnstay House

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
D26B/0445/WEB	Grant permission	28 Sept 2026	—	138 m	Permission for a previously granted, 2 storey extension and 2 dormer windows to
D26A/0313/WEB	Grant permission	28 Sept 2026	—	195 m	Demolition of 2 No sheds and the construction of a 2 bed detached dormer type bu
D26A/0578/WEB	Grant permission	22 Sept 2026	—	363 m	Works to the existing office building comprising; demolition of the existing fir
WEB3246/26	Application declared invalid	14 Sept 2026	—	0 m	PROTECTED STRUCTURE: Permission sought for development at 6 St James's Terrace, Clonskeagh Road, Dublin 6 (a.k.a. 12 Clonskeagh Road, Dublin 6), a protected structure. The development will consist of alterations comprising: widening of the front vehicular gate opening; a bicycle store and car port to the side garden; a new external door and storeroom below the front steps; conversion of part of an existing window to a rear door and balcony at upper ground floor; replacement of the rear granite steps; widening of an opening to the garden room at lower ground floor; internal reconfiguration and relocation of the kitchen; 2no. replacement rooflights and a concealed roof-valley photovoltaic array to the rear; and associated repair, conservation and thermal upgrade works; together with conversion of the existing coach house to ancillary accommodation, comprising repair and re-harling of stonework, roof repair with 2no. additional rooflights, floor relaying, insulation, and associated works.
REF12626	S5 req ai	9 Sept 2026	—	437 m	Works carried out numbered 1-10 as per attached drawings and listed in cover let
D26A/0669/WEB	Declare application invalid	8 Sept 2026	—	121 m	The works propose to: a) Widening the entrance gate, b) replacing a front window
D26B/0307/WEB	Grant permission	16 Jul 2026	—	337 m	A dormer window in the main roof to the rear of the property, the conversion of
D26B/0265/WEB	Grant permission	23 Jun 2026	—	471 m	1.) Demolition of existing single storey extensions to rear and single storey sh

Appeals

ACP case	Type	Outcome	Decided	Distance
501864	Planning Appeal	pending	12 Aug 2026	337 m
501029	Planning Appeal	Granted	20 Jul 2026	94 m
501489	Planning Appeal	Invalid	5 Jun 2026	18 m
500024	Planning Appeal	Granted	11 Feb 2026	283 m
322281	Planning Appeal	Granted with conditions	7 Aug 2025	39 m
321617	Planning Appeal	Granted with conditions	9 Apr 2025	312 m
319745	Planning Appeal	Granted with conditions	23 Oct 2024	202 m
319411	Planning Appeal	Granted with conditions	10 Oct 2024	409 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
7 Sept 2026 Decision · appeal window closes 5 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 4 Oct 2026, 23:38. Not legal advice — confirm the deadline with Dublin City Council before relying on it.