Observation pack · Dublin City Council
102 Capel Street, Rotunda, Dublin 1
PROTECTED STRUCTURE/CHANGE OF USE: Protected structure: Change of use of the ground floor and basement of No. 102 Capel Street from the existing beauty salon use to restaurant use.
Observations close 14 Oct 2026 window closed
5 weeks from receipt (received 9 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
- WEB3232/26 · full record
- Authority
- Dublin City Council
- Type
- Permission
- Status
- Registered Application
- Applicant
- not published by the national dataset — see the council register
- Units
- —
- Floor area
- —
- Site area
- —
- Received
- 9 Sept 2026
- We first saw it
- 4 Oct 2026, 23:38
- 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.No register URL is recorded for this reference; search the Dublin City Council planning register for WEB3232/26.
- Write your observation.Quote
WEB3232/26at 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 14 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 |
|---|---|---|---|
| Zone Z8 - DEV PLAN 2022-2028 | Dublin City Council development plan | — | |
| O2 Green belt | Z8: Georgian Conservation Areas: To protect the existing architectural and civic design character, and to allow only for limited expansion consistent with the conservation objective. | development plan 2022 2028 | 14 Dec 2022 → 31 Dec 2028 |
| O2 Green belt | Z8: Georgian Conservation Areas: To protect the existing architectural and civic design character, and to allow only for limited expansion consistent with the conservation objective. | development plan 2022 2028 variation no 11 | 14 Dec 2022 → 31 Dec 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: Dublin City Council development plan zoning · fetched 4 Oct 2026, 23:04
| Source | Licence | Fetched | Link |
|---|---|---|---|
| Dublin City Council development plan zoning | — | 4 Oct 2026, 23:04 | open |
Designations on or near the site
- NIAH-recorded building × 44Dergvale · Kameleon · house
- Radon risk area × 1About 1 in 20 homes in this area is likely to have high radon levels
- Recorded monument × 2Burial ground · R149604
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| WEB3447/26 | Application declared invalid | 6 Oct 2026 | — | 244 m | PERMISSION & RETENTION:Retention of planning permission is sought by James Cheng and Jessica Yue for two storey extension to the rear at both basement and ground floor levels, including the division of the basement as a separate though ancillary unit to the main house, retention of attic level shower room. Planning permission sought for attic conversion extension, increased height to extension and covered canopy and solar panels, all to the rear of number 26 Buckingham Street Upper, Mountjoy, Dublin 1, D01 K0E2. |
| WEB3306/26 | Application declared invalid | 22 Sept 2026 | — | 244 m | CHANGE OF USE: (i) change of use of vacant/derelict two-storey building from light industrial to residential use; (ii) construction of 1 no. additional floor level (new second floor level) with 3 no. balconies atop the existing building; (iii) revisions to north and south elevations from ground to first floor level comprising relocation, removal and insertion of window/door openings and insertion of 3 no. balconies at first floor level; and, (iv) all ancillary works, inclusive of SuDS measures, necessary to facilitate the development. The proposal will result in the provision of a three-storey flat roofed apartment block accommodating 3 no. four-bedroom triplex apartments each served by private amenity space in the form of 2 no. balconies (1 no. at first floor level and 1 no. at second floor level). |
| WEB3249/26 | Application declared invalid | 14 Sept 2026 | — | 469 m | Permission for the change of use of existing commercial unit at first floor and second floor level to residential use, minor internal changes and all associated site works. |
| WEB3145/26 | Application declared invalid | 3 Sept 2026 | — | 0 m | PROTECTED STRUCTURE PERMISSION & RETENTION Unit 2: Retention permission for (i) works previously carried out; (ii) change of use from office / educational use and (iii) completion of works to convert to residential use; and Unit 5: retention and completion of works previously carried out whist retaining the existing office / educational use. |
| WEB3070/26 | Application declared invalid | 27 Aug 2026 | — | 0 m | PROTECTED STRUCTURE : CHANGE OF USE: Change of use of the ground floor and basement of No. 102 Capel Street from the existing beauty salon use to restaurant use. |
| WEB2391/26 | Grant permission | 29 Jul 2026 | — | 94 m | The development consists of the installation of signage on the Hill Street elevation of the permitted and under construction development, as permitted under DCC Reg. Ref: 3546/19 (ABP-306181-19) and DCC Reg. Ref :3061/20 (ABP-308836-20). The proposed development relates to permission for: • 1 no. entrance sign with individual polyester powder coated aluminium acrylic lettering, fixed on a projecting shelf of 150mm, with an overall area of 7.51m x 0.25m, illuminated by a concealed LED light within the shelf. The entrance sign is located over the main entrance onto Hill St. • Amendments to previously permitted signage zone above the permitted café unit onto Hill St. It is proposed to amend the permitted café sign to include for a sign with individual polyester powder coated aluminium acrylic lettering, secret fixed onto an aluminium fascia panel, with an overall area of 1.06m x 0.30m. |
| WEB1934/26 | Grant permission | 17 Jul 2026 | — | 355 m | The installation of 2 no. external roller shutters to the front elevation, serving 2 no. shopfront openings, fixed to the masonry façade above the shopfronts, together with all associated works. |
| WEB2698/26 | Application declared invalid | 10 Jul 2026 | — | 120 m | PROTECTED STRUCTURE: Sevona Ltd. intend to apply for planning permission for amendments to DCC Reg. Ref. 3747/23 (ACP Ref. 319653-24) at this c. 0.0846ha site located at Nos. 16-19 Rutland Place, Dublin 1 (located to the rear of Nos. 16-19 North Great George’s Street, all of which are Protected Structures) (RPS Nos. 3191, 3192, 3193, and 3194). The proposed amendments are comprised of internal alterations to the permitted layout at first, second, and third floor levels to facilitate a revised unit mix of 4 No. Studio apartment units; 17 No. 1-Bedroom apartment units; 1 No. 2-Bedroom, 4-Person apartment unit; 3 No. 3-Bedroom, 4-Person apartment units; and 1 No. 3-Bedroom, 5-Person apartment unit, representing an overall increase in the number of apartment units provided from 20 No. units to 26 No. units in total. The proposed amendments are also comprised of alterations and reconfiguration to the internal layout, including amendments to internal party walls at first, second, and third floor levels; Relocation of lift and A.O.V system at ground, first, second, and third floor levels; Modification to fenestration on front elevation to apartment unit A-1-04 at first floor level and apartment unit A-2-12 at second floor level consisting of the replacement of previously permitted single large opening at both levels with two smaller openings to reflect internal changes; The omission of previously permitted louvre openings to balconies on south-eastern side elevation at first, and second floor levels per Condition No. 5 of granted permission; Modification to building line at third floor and roof level to simplify the roof arrangement and remove previously permitted recesses; The omission of 2 No. previously permitted openings to the plant rooms on the north/south/east/west rear building façade; The addition of 8 No. bicycle parking spaces to the rear courtyard and relocation of stands; and all other associated development works above and below ground. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 502190 | — | pending | 1 Oct 2026 | 120 m |
| 501023 | Planning Appeal | Refused | 25 Jun 2026 | 363 m |
| 500635 | Planning Appeal | Granted with conditions | 27 Mar 2026 | 192 m |
| 323482 | Planning Appeal | Refused | 9 Feb 2026 | 229 m |
| 322780 | Planning Appeal | Refused | 9 Oct 2025 | 305 m |
| 314724 | Railway Order Application | Other | 30 Sept 2025 | 176 m |
| 322608 | Planning Appeal | Refused | 19 Sept 2025 | 397 m |
| 322235 | Planning Appeal | Granted with conditions | 31 Jul 2025 | 270 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
- 9 Sept 2026 New application · observations close 14 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.