Observation pack · Dublin City Council
51 The Stiles Road, Clontarf Dublin 3, D03 Y0E3
Proposed rear first floor level extension over existing rear single storey extension, insert two window openings to side façade and insert one window opening to front/side façade, extend existing rear chimney stack, associated internal & external alterations with site development works to dwelling house.
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
- WEB3404/26 · 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 WEB3404/26.
- Write your observation.Quote
WEB3404/26at 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 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 |
|---|---|---|---|
| Zone Z1 - DEV PLAN 2022-2028 | Dublin City Council development plan | — | |
| R2 Existing residential | Z1: Sustainable Residential Neighbourhoods: To protect, provide and improve residential amenities. | development plan 2022 2028 | 14 Dec 2022 → 31 Dec 2028 |
| R2 Existing residential | Z1: Sustainable Residential Neighbourhoods: To protect, provide and improve residential amenities. | 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
- 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 |
|---|---|---|---|---|---|
| WEB3081/26 | Grant permission | 13 Oct 2026 | — | 127 m | The development will consist of the conversion of the first-floor side extension window and door arrangement to a single window, the removal of the existing external front door to create an open porch, the enlargement of the existing ground-floor front window, construction of a ground-floor rear extension, the widening of the existing vehicular entrance, and all ancillary works. |
| WEB2331/26 | Additional information | 24 Jul 2026 | — | 360 m | The development will consist of: (i) replacement of the pitched roof to existing single-storey clubhouse with a new flat roof, which will form a viewing terrace; (ii) construction of new external stairs; (iii) alterations to elevations; (iv) internal layout changes; (v) signage to front (west) elevation; (vi) all ground and ancillary works inclusive of soft and hard landscaping as necessary to facilitate the development. |
| WEB2346/26 | Additional information | 24 Jul 2026 | — | 375 m | PROTECTED STRUCTURE: The development will consist of: demolition of the existing roof and the back wall of the existing back extension and construction of the new single storey rear extension to the existing dwelling house with all associated site and landscaping works. The front façade of existing dwelling is a Protected Structure (RPS Ref. 7602). No works are proposed to Protected Structure. |
| WEB2301/26 | Grant permission | 21 Jul 2026 | — | 207 m | Planning Permission is sought for works to the existing two-storey semi-detached dwelling, at 108 Kincora Grove, Clontarf, Dublin 3, D03 PF82 for Shane Miller and Breda Cushen. The proposed works to include: the demolition of an existing single storey coal shed to the rear garden and chimney to the side of the house; conversion of existing remaining part of the garage to habitable space; construction of a single storey extension with a planter on top to the front of the house; construction of a first floor flat-roofed extension to the side of the house; construction of a new single-storey with a light-well, tilted extension to the rear of the house; along with internal alterations, 3 no. rooflights to the side and rear extensions and 1 no. roof light to north-west facing side of main roof; all to provide larger WC, utility & cloak area and an open-plan kitchen dining living accommodation at ground floor level and one additional bedroom with en-suite bathroom at first floor level. Permission is also sought for a bike, bin and recyclables store to the front garden, garden shed and pergola to the rear garden and all associated site and landscaping works. |
| WEB2271/26 | Additional information | 17 Jul 2026 | — | 230 m | PROTECTED STRUCTURE: RETENTION & PERMISSION: Retention permission and planning permission is sought at 48 St. Lawrence Road, Clontarf, Dublin 3, D03 HN62, A PROTECTED STRUCTURE. The development will consist of: Retention Permission for: instatement of vehicle access gate to the street. Permission for: Demolition of existing single-storey lean-to structures at rear of the return and shed at party wall. Construction of: single storey extension to rear with solar panel array to new flat roof; roofed bike store to side passage; and shed and pergola to rear garden. Replacement of: all non-original windows with double glazed timber sash windows. In addition:- To front elevation: install double doors to porch to form draught lobby; rake out cementitious mortar and repoint existing brickwork with lime mortar; replace sheeted side gate with painted sheeted timber gate; temporarily remove (to allow construction access) and reinstate lintel over gate. To side elevation: remove existing cementitious render and apply lime render. To side elevation (return): block up existing side door; remove 1no. window and widen opening to form doorway; remove existing cementitious render and apply lime render. To rear elevation: remove existing cementitious render and apply lime render. To rear elevation (return): remove existing cementitious render and apply lime render. At roof level: install 1no. new rooflight to return side roof; carry out repairs to timber barging; replace any PVC guttering and downpipes with painted metal; carry out repairs to chimneys and replace flashings where required. Internally: make layout changes including structural openings at: ground floor level, return at ground and first floor levels; new breathable floor slab with underfloor heating at ground floor level, remove existing plaster to internal face of external walls and apply same depth cork-lime mix with lime plaster finishing coat (all decorative plaster to remain in situ), lime plaster repairs to ceiling and internal wall plaster. Generally: strip all plumbing/heating and electrical services and install all new systems, remove non-original fittings, install new fittings and redecorate, and any associated repairs, drainage works and builder’s works. |
| WEB2232/26 | Additional information | 10 Jul 2026 | — | 460 m | Demolition of old garden shed (12sq.M), and erection of new shed (46sq.M) to rear with pedestrian & vehicular access from laneway to rear. |
| WEB2147/26 | Grant permission | 2 Jul 2026 | — | 491 m | Conversion of her attic to storage including changing her existing hipped end roof to a dutch hipped gable end roof, a dormer window to the rear , 2 velux rooflights to the front and a window to the new side gable wall, all at roof level. |
| WEB1879/26 | Grant permission | 11 Jun 2026 | — | 108 m | The development will consist of (a) Demolition & safe removal of unused concrete chimney, (b) Conversion of the garage at ground level with first storey extension above the garage c) Extension of the attic above the first floor extension, with one rooflight to the front. d) Exterior insulation; wrapping the full house, with brickwork to match the front and cladding on the new garage room, internal alterations to ground floor, first floor and attic level, including the provision, for study and new stairs to attic level; and all associated site and landscaping works. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 501604 | Planning Appeal | pending | 24 Jun 2026 | 371 m |
| 500859 | Planning Appeal | Granted with conditions | 29 May 2026 | 84 m |
| 500449 | Planning Appeal | Granted with conditions | 25 Mar 2026 | 363 m |
| 500043 | Planning Appeal | Granted with conditions | 16 Feb 2026 | 261 m |
| 323386 | Planning Appeal | Granted with conditions | 27 Nov 2025 | 354 m |
| 323583 | Planning Appeal | open | 5 Sept 2025 | 182 m |
| 320164 | Railway Order Application | Other | 19 Aug 2025 | 407 m |
| 322027 | Planning Appeal | Granted with conditions | 8 Jul 2025 | 306 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.