Observation pack · Dublin City Council

lands bounded by Park Avenue to the west, Park Terrace South to the north, and Park Row to the east and south, Clongriffin, Dublin 13

Planning permission is sought by Netbase Limited for development on lands bounded by Park Avenue to the west, Park Terrace South to the north, and Park Row to the east and south, Clongriffin, Dublin 13. The development will consist of the construction of 23 no. houses (comprising of 8 no. 3-storey 3-bed mid-terrace units, 1 no. 3-storey 3-bed end-terrace unit, 3 no. three storey 4-bed end-terrace units, 4 no. two storey 3-bed mid-terrace units, 4 no. two storey 3-bed end-terrace units, 2 no. semi-detached two storey 2-bed units, and 1 no. detached two storey 3-bed unit) and associated private gardens, 16 no. in-curtilage car parking spaces, 12 no. bicycle stores in-curtilage serving mid-terrace units (providing for a total of 36 no. bicycle spaces), landscaping, boundary treatments, upgrade works to public realm including footpaths and upgrade of existing ramp on Park Avenue to a raised table for pedestrian crossing, and all associated site engineering works necessary to facilitate the development.

Observations close 4 Nov 2026 2 days left

5 weeks from receipt (received 30 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference: WEB3412/26 · full record
Authority: Dublin City Council
Type: Permission
Status: Registered Application
Applicant: Netbase Limited
Units: —
Floor area: —
Site area: —
Received: 30 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 WEB3412/26.
Write your observation.Quote WEB3412/26 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 4 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 Z4 - DEV PLAN 2022-2028	Dublin City Council development plan	—
M3 Neighbourhood centre	Z4: Key Urban Villages/Urban Villages: To provide for and improve mixed-services facilities.	development plan 2022 2028	14 Dec 2022 → 31 Dec 2028
M3 Neighbourhood centre	Z4: Key Urban Villages/Urban Villages: To provide for and improve mixed-services facilities.	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 × 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

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
WEB3378/26	Application declared invalid	30 Sept 2026	—	0 m	Planning permission is sought by Netbase Limited for development on lands bounded by Park Avenue to the west, Park Terrace South to the north, and Park Row to the east and south, Clongriffin, Dublin 13. The development will consist of the construction of 23 no. houses (comprising of 8 no. 3-storey 3-bed mid-terrace units, 1 no. 3-storey 3-bed end-terrace unit, 3 no. three storey 4-bed end-terrace units, 4 no. two storey 3-bed mid-terrace units, 4 no. two storey 3-bed end-terrace units, 2 no. semi-detached two storey 2-bed units, and 1 no. detached two storey 3-bed unit) and associated private gardens, 16 no. in-curtilage car parking spaces, 12 no. bicycle stores in-curtilage serving mid-terrace units (providing for a total of 36 no. bicycle spaces), landscaping, boundary treatments, upgrade works to public realm including footpaths and upgrade of existing ramp on Park Avenue to a raised table for pedestrian crossing, and all associated site engineering works necessary to facilitate the development.
F26A/0076E	Grant permission	27 Mar 2026	0	365 m	Planning permission for attic conversion with roof windows to front an
WEB6000/25	Grant permission	19 Feb 2026	—	421 m	Attic conversion for use as habitable space, with 2 rooms, 1 with ensuite, 3No. roof lights on front slope of roof all at attic level
LRD0073/S3E	Grant permission	11 Dec 2025	0	416 m	The proposed development will consist of amendments to Zone B of GA01
LRD0058/S3E	Grant permission	10 Dec 2025	0	435 m	The development proposed (Phase 1F) will consist of: - 296no. resident
WEB2496/25	Grant permission	18 Aug 2025	—	479 m	Planning permission for attic conversion with roof windows to front and rear roof, 3 no. gable windows to side to create 2 no. additional bedrooms all with associated ancillary works.
WEB2332/25	Grant permission	1 Aug 2025	14	293 m	The construction of 14 houses comprising 10 no. 3-bedroom 3-storey houses, 2 no. 3-bedroom 2 1/2 -storey houses, and 2 no. 4-bedroom 3-storey houses, 14 no. off-street car parking spaces and 1 no. on-street visitor car parking space, 8 no. bicycle stores with capacity for 3 no. bikes each and located to the front of the 8 no. mid-terrace houses (24 bicycle spaces in total), plus all associated and ancillary works necessary to facilitate the development.
WEB2406/25	Application declared invalid	19 Jun 2025	—	479 m	Planning permission for attic conversion with roof windows to front and rear roof, 3 no. gable windows to side to create 2 no. additional bedrooms all with associated ancillary works.

Appeals

ACP case	Type	Outcome	Decided	Distance
324554	Appeal - LRD	pending	7 Aug 2026	24 m
324016	Appeal - LRD	Granted with conditions	8 Apr 2026	440 m
320164	Railway Order Application	Other	19 Aug 2025	116 m
314663	Planning Appeal	Granted with conditions	27 Jun 2024	432 m
316617	Draft Map Appeal	Other	28 Aug 2023	144 m
313222	Strategic Housing Development - Application	Refused	16 Mar 2023	371 m
311315	L.A. Dev. - AA Application	Granted with conditions	20 Sept 2022	445 m
313177	Strategic Housing Development - Application	pending	31 Mar 2022	371 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

30 Sept 2026 New application · observations close 4 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.