Observation pack · Dublin City Council
18 Arnott Street, Dublin 8, D08 N9C1
Demolition of existing single-storey extension to rear of two-storey terraced house and construction of replacement two-storey rear extension, replacement of front door and window, and ancillary site works.
Observations close 2 Nov 2026 window closed
5 weeks from receipt (received 28 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
- WEB3384/26 · 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
- 28 Sept 2026
- We first saw it
- 12 Oct 2026, 23:58
- 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 WEB3384/26.
- Write your observation.Quote
WEB3384/26at 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 2 Nov 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 Z2 - DEV PLAN 2022-2028 | Dublin City Council development plan | — | |
| R2 Existing residential | Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas. | development plan 2022 2028 | 14 Dec 2022 → 31 Dec 2028 |
| R2 Existing residential | Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas. | 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 × 41Meath Hospital · Meath Hospital · post box
- Radon risk area × 1About 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 |
|---|---|---|---|---|---|
| WEB3206/26 | Refuse permission | 29 Oct 2026 | — | 285 m | Permission for single storey lean-to extension (11.6 sq m) in Camden Villas to rear of No. 9 Camden Buildings containing boiler house and internal water tanks for use as part of an existing guest house / hostel currently leased to Dublin City Council for use as Emergency Accommodation at Nos. 6-9 Camden Place, No. 16 Camden Street and Nos. 2 - 6 Camden Villas, Camden Street, Dublin 2. |
| WEB3180/26 | Grant permission | 28 Oct 2026 | — | 340 m | CHANGE OF USE: The proposed development will consist of the change of use (from betting office) to use as delicatessen and retail food emporium for the sale of freshly produced products and hot food for consumption off the premises. The proposed development also includes signage comprising of (i) a non-illuminated 400mm diameter projecting sign and (ii) fascia signage to both East and West elevations with backlit 300mm high individual lettering (iii) unlit logo signage over door. |
| WEB3168/26 | Grant retention permission | 27 Oct 2026 | — | 340 m | RETENTION : We, De German Doner Ltd, intend to apply for retention permission for development at this site, no. 8/9 Wexford Street, Dublin 2. The development will consist of revision to the granted plan layout due to conditions found on opening up of planning reference No. 4882/22 & web5166/25 at ground floor level only of this restaurant and part takeaway. This includes alteration to position of the kitchen, service counter and accessible toilet to rear of the premises and adjustment to restaurant seating layout reducing seating numbers and reuse of existing entrance. |
| WEB3160/26 | Grant retention permission | 22 Oct 2026 | — | 37 m | PROTECTED STRUCTURE: RETENTION : Retention works comprise the installation of an external door at the lower ground floor. Permission works comprise works to the front garden including: relocation of a new 94cm high retaining wall to extend the lower ground floor patio area, construction of a new 94cm high wall along the boundary with number 18 Heytesbury Steet, new path from street level to the lower ground floor patio, new step and path arrangement, widening of the existing wrought iron gate access to the garden to 1m wide, hard landscaping works including new paving and decorative gravel finishes. Soft landscaping works & all associate surface water connections. |
| WEB3156/26 | Refuse permission | 21 Oct 2026 | — | 493 m | PROTECTED STRUCTURE: Permission for development of the existing Georgian four-storey plus basement townhouse, consisting of change of use of lower ground floor and ground floor (partial change of use) from vacant restaurant use to residential use (3 apartment units – 1no. 76.23m2 1-bed unit and 2no. 72.20m2 & 52.26m2 Studio units), including modification of internal layout, replacement of existing front door, side lights and fanlight, with new hardwood front door and side lights to match existing and new fanlight to match original, replacement of existing lower ground floor external door to the front with new hardwood sash window to match existing, fire-rated glazing to existing lower ground floor window to the front, new fenestration to rear of lower ground floor and repair of the existing cast iron railings at the front, including all associated and ancillary site works. |
| 5223/26 | Application declared invalid | 16 Oct 2026 | — | 283 m | Development will consist of internal walls changed to the existing creche. Then changing of use from creche to a habitable 3No. bed dwelling. The front elevation façade will change to brick to match existing dwellings nearby and all ancillary works. No new works to No.21 Camden Row will affect protected structures nearby. |
| WEB3491/26 | Application declared invalid | 13 Oct 2026 | — | 429 m | Change of use of the mews from Storage to Ground floor retail unit with Art studio's over. Works include the relocation of stairs between ground and first level to the mews including AOV over, the addition of a retail window and door to Monague lane and the addition of a toilet. B). The demolition of escape stairs and plant room between basement level and ground floor level of 17 Harcourt Street. C). Proposed new single storey office unit within the rear of the property partially over proposed demolished escape stair. D). Re configuration of existing rear parking to reduce overall to 2 car parking spaces additional bike parking and landscaping including covered walkways. E). installation of signage to Montague Lane intercom, and all associated ancillary works. |
| WEB3056/26 | Grant permission | 13 Oct 2026 | — | 176 m | Ground floor extension, first floor rear dormer extension and first floor extension with bedroom and shower room with two frosted glass windows. Two new rooflights to the front elevation with a continuation of the main roof at ridge level. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 324734 | — | pending | 15 Oct 2026 | 486 m |
| 324669 | — | pending | 21 Sept 2026 | 486 m |
| 501423 | Planning Appeal | Granted with conditions | 28 Aug 2026 | 483 m |
| 324500 | Fire Safety Certificate - Revised | pending | 5 Aug 2026 | 378 m |
| 324517 | Final Map Appeal | pending | 31 Jul 2026 | 484 m |
| 501048 | Planning Appeal | Granted with conditions | 14 Jul 2026 | 282 m |
| 500719 | Planning Appeal | Granted | 19 Jun 2026 | 477 m |
| 500856 | Planning Appeal | Granted | 17 Jun 2026 | 122 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
- 28 Sept 2026 New application · observations close 2 Nov 2026
- 30 Sept 2026 Decision · appeal window closes 28 Oct 2026
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 12 Oct 2026, 23:58. Not legal advice — confirm the deadline with Dublin City Council before relying on it.