Observation pack · Dublin City Council

53A, Dorset Street Lower, Dublin 1, D01 WN80

The proposed development consists of: The change of use of the former GAA ticket-office premises to a massage and treatment salon (personal-services use); Internal alterations and reconfiguration comprising: (i) At ground-floor level, alterations to the existing layout to provide a reception and waiting area, hallway, foot-massage room, three treatment rooms and a rear office/large treatment room; and (ii) At first-floor level, alterations to the existing open-plan layout to provide three treatment rooms to the rear/southeast and two treatment rooms to the front/northwest; Alterations to the front façade and shopfront, including the provision of new business signage and an illuminated overhead light, together with all associated ancillary works. ______________________________________________________________________________

Observations close 3 Nov 2026 window closed

5 weeks from receipt (received 29 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: WEB3398/26 · 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: 29 Sept 2026
We first saw it: 12 Oct 2026, 23:58
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 WEB3398/26.
Write your observation.Quote WEB3398/26 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 3 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

No current zoning polygon covers this site in the store.

Designations on or near the site

Natural Heritage Area (incl. proposed) × 1
Royal Canal
NIAH-recorded building × 7
Big Tree Tavern · Ulster Bank/Violets/Home Appliance Centre · Saint Francis Xavier Community Centre Ltd
Radon risk area × 1
About 1 in 20 homes in this area is likely to have high radon levels
Recorded monument × 2
House - indeterminate date · R178403

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
WEB3447/26	Application declared invalid	6 Oct 2026	—	492 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	—	492 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).
WEB3287/26	Application declared invalid	17 Sept 2026	—	218 m	Planning permission is sought by Kennedy’s Public House for 2 No. External retractable canopies and all associated site works to be located on the street front façade, all at Kennedy’s Public House at 132, 134 Lower Drumcondra Road, Drumcondra, Dublin 9, D09A4P8.
WEB2389/26	Additional information	27 Jul 2026	—	120 m	Focus Housing Association CLG intend to apply for permission for development at 80 Saint Ignatius Road, Dublin 7, D07 C6K4. The proposed development consists of: demolition of all existing 1-2 storey light industrial buildings on the site (c. 2529 sq.m) and associated boundary fencing and gate along St. Ignatius Road and the construction of 39 no. 1 bed apartment units in 4 no. new blocks ranging in height from 1-3 storeys (Block A 2 storeys, Block B, 1-3 Storeys, Block C 1-3 storeys, Block D 2 storeys). All units are intended to provide general needs age friendly homes for independent living residents. Block A provides 1 no. 1 bed apartment unit and a residents communal room with associated W/C (c. 36 sq.m), Block B provides 21 no. 1 bed apartment units, Block C provides 11 no. 1 bed apartment units and Block D provides 6 no. 1 bed apartment units. Pedestrian access to the development will be from the existing site access point along St. Ignatius Road. A new pedestrian access gate and associated boundary fencing will be provided at this location. The development also provides for c. 562 sq.m of communal open space, balconies/ terraces associated with individual apartment units, provision of an ESB substation within Block A, provision of a water tank room, meter room, cleaners storerooms, M&E room and secure bicycle storage area within Block B, provision of a meter room, cleaners storeroom and secure bicycle storage area within Block C, access deck and external stairs associated with Block D, secure independent bin store area, hard and soft landscaping and proposed boundary treatment works, and provision of all other associated required site works and services above and below ground on an overall site area of c. 0.275ha.
WEB2159/26	Additional information	6 Jul 2026	—	71 m	A two storey extension at the rear, comprising of a ground floor extension to the existing ground floor commercial/retail unit and a first floor extension to the existing first floor residential unit.
WEB2046/26	Grant permission	23 Jun 2026	—	290 m	Construction of a single storey extension to the rear of existing dwelling.
WEB1455/26	Grant permission	22 Jun 2026	—	228 m	The development will consist of the retrofit of an existing end of terrace Victorian dwelling house, including the removal of an existing poor-quality rear extension (28Sq.m) and the construction of a replacement extension over the same footprint (28Sq.m), together with the construction of a dormer extension, first-floor extensions over existing ground-floor areas and associated internal alterations.
WEB2498/26	Application declared invalid	17 Jun 2026	—	369 m	The application seeks permission for; a) The demolition of existing single storey rear return and associated extensions to the rear of the building. b) The provision of a partial two storey extension and screened first floor terrace to the rear of the property. c) All ancillary works roof lights, privacy screens associated gates, perimeter fences, drainage and all associated site works.

Appeals

ACP case	Type	Outcome	Decided	Distance
502229	—	pending	6 Oct 2026	120 m
501416	Planning Appeal	Granted with conditions	15 Sept 2026	496 m
324547	—	pending	30 Jul 2026	464 m
324467	Appeal - LRD	open	27 Jul 2026	390 m
501125	Planning Appeal	Granted	29 Jun 2026	371 m
501023	Planning Appeal	Refused	25 Jun 2026	202 m
500445	Planning Appeal	Granted with conditions	1 Apr 2026	411 m
500194	Planning Appeal	Refused	27 Feb 2026	486 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

29 Sept 2026 New application · observations close 3 Nov 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.