Observation pack · Dublin City Council

78, Park Avenue, Sandymount Dublin 4, D04K8W8

PROTECTED STRUCTURE Replacement of existing french door to rear (east elevation) at ground floor level, partial demolition of existing wall to side (south elevation) to allow for installation of new window at first floor level, replacement of patio door to side (south elevation) at first floor level, replacement of window to side (north elevation) at first floor level, replacement of 8 no. windows to study in rear extension at first floor level, reduction and redesign of existing en suite and rebuilding of rear façade to existing rear extension at first floor level. This dwelling is a protected structure. ______________________________________________________________________________

Observations close 3 Nov 2026 5 days left

5 weeks from receipt (received 29 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference: WEB3402/26 · 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 WEB3402/26.
Write your observation.Quote WEB3402/26 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

Code	Objective	Plan	In force
	RD - Road: N/A	Fingal County Council development plan	—

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: Fingal County Council development plan zoning · fetched 11 Sept 2026, 15:18

Source	Licence	Fetched	Link
Fingal County Council development plan zoning	—	11 Sept 2026, 15:18	—

Designations on or near the site

Radon risk area × 2
About 1 in 10 homes in this area is likely to have high radon levels · About 1 in 20 homes in this area is likely to have high radon levels
OPW flood extent nearby floodinfo.ie
Shown as a flag only — the OPW licence does not allow us to redistribute the extent.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
F26A/0505E	Grant permission	7 Aug 2026	294 m	Planning Permission for 2 Storey side extension with pitched/hipped ro
F26A/0643E	Invalid application	20 Jul 2026	435 m	Alterations to rear of existing dwelling to include single storey rear
F26A/0269	Grant permission for retention	26 May 2026	436 m	Permission for retention of
F26A/0137E	Grant permission	21 Apr 2026	497 m	Planning permission for attic conversion with hip to gable roof and do
F26A/0096E	Grant permission	2 Apr 2026	185 m	Planning Permission for the construction of a dormer window to the rea
F25A/1132E	Grant permission	5 Feb 2026	480 m	Planning Permission is being sought by Graham and Gemma Morris to cons
F25A/0962E	Grant permission	9 Dec 2025	419 m	Planning permission is sought for the construction of a dormer window
F25A/1044E	Invalid application	17 Nov 2025	480 m	Planning Permission is being sought to construct a single-storey side

Appeals

ACP case	Type	Outcome	Decided	Distance
500091	Planning Appeal	Granted with conditions	26 Jan 2026	442 m
319494	Planning Appeal	Refused	7 Nov 2024	443 m
316280	Planning Appeal	Invalid	17 Apr 2023	472 m
316258	Planning Appeal	Invalid	13 Apr 2023	472 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.