Observation pack · Dublin City Council

19 Berkeley Street & Blessington Street, Dublin 7

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.

Observations close 15 Oct 2026 window closed

5 weeks from receipt (received 10 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: WEB3249/26 · full record
Authority: Dublin City Council
Type: Permission
Status: Decision Notice Issued
Applicant: PHIBNEST LIMITED
Units: —
Floor area: —
Site area: —
Received: 10 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 WEB3249/26.
Write your observation.Quote WEB3249/26 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 15 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

No current zoning polygon covers this site in the store.

Designations on or near the site

NIAH-recorded building × 30
house · house · house
Radon risk area × 1
About 1 in 20 homes in this area is likely to have high radon levels

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
WEB3189/26	Application declared invalid	7 Sept 2026	—	211 m	Planning permission is sought at 36 Geraldine Street, Phibsborough, Dublin 7, D07 F5H2. The development consists of: (a) demolition of existing two-storey rear return and ancillary single-storey extensions to the rear of the existing house, (b) construction of a new part two-storey, part single-storey flat roof extension with rooflights (c) 1 no. new rooflight to front of the existing house, (d) internal modifications at ground floor and (e) all associated site works and services.
WEB3145/26	Application declared invalid	3 Sept 2026	—	469 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	—	469 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.
WEB1934/26	Grant permission	17 Jul 2026	—	175 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	—	494 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.
WEB2118/26	Grant permission	29 Jun 2026	—	461 m	The Health Services Executive (HSE) intend to apply for planning permission for development at this site; Dominick Hall, Dominick Street Lower, Dublin 1. The proposed development comprises amendments to the previously permitted Change of Use application (Planning Ref: 3598/24) including the following: • The omission of a permitted central entrance door. • Modifications to the ventilation extract proposals at roof level; 2 no. exhaust ducts are proposed on 3 no. stair core enclosures at roof level, each 200mm diameter exhaust duct is proposed to continue 1050mm above the highest parapet level. • The addition of a small antennae for ICT (Information and communication technology), rising 950mm above highest parapet level • 2 no. additional access doors to the rear of the property. • Fenced enclosure and mesh cover to the permitted plant enclosure (90 m2) • Fire rated enclosure and mesh cover to the waste bins, (54m2) • The proposal includes modifications to the internal layouts. • Minor modifications to the façade and manifestations on the glazed facade
WEB2595/26	Application declared invalid	29 Jun 2026	—	443 m	PROTECTED STRUCTURE: Centroid Investments Ltd are applying for Planning Permission for construction of a three storey pitched roof extension (two storey over lower ground) to the side (south) of the existing protected structure (RPS Ref. No. 6706), including a new ope in the southern gable wall of the protected structure to provide access to the new extension. The extension will have independent access at upper ground floor together with external access stair to the front (east) and new light wells to front (east) & rear (west) including associated landscaping & site works.
WEB2115/26	Additional information	26 Jun 2026	6	173 m	CHANGE OF USE: Full Planning Permission for the following: 1. Change of Use from Office Use to Residential Use 2. Internal and external alterations as necessary, all to provide 6 No. one-bedroom apartments on completion, together with connection to services and all ancillary developments

Appeals

ACP case	Type	Outcome	Decided	Distance
502190	—	pending	1 Oct 2026	494 m
501755	Planning Appeal	open	23 Jul 2026	105 m
501023	Planning Appeal	Refused	25 Jun 2026	491 m
501598	Planning Appeal	pending	23 Jun 2026	275 m
501519	Planning Appeal	pending	11 Jun 2026	289 m
500672	Planning Appeal	Other	22 May 2026	421 m
323482	Planning Appeal	Refused	9 Feb 2026	407 m
314724	Railway Order Application	Other	30 Sept 2025	14 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

10 Sept 2026 New application · observations close 15 Oct 2026
14 Sept 2026 Decision · appeal window closes 12 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.