Observation pack · Dublin City Council

Lands Located at 60 Leeson Street Upper, Dublin 4

(i) alterations to the existing boundary wall and fence to provide a new sliding gate for vehicular access and a separate gate for pedestrian access via Leeson Street Upper; (ii) the construction of a four-storey building with a setback fifth and sixth floor with 1 no. coffee shop at ground floor level and 19 no. apartments (6 no. One Beds. 11 no. Two Beds and 2 no. Three Beds). Each residential unit will be provided with private amenity space in the form of a balcony or terrace. The proposed development also provides for 9 no. external Car Parking Spaces, including 1 no. accessible space accessed via Leeson Street Upper and 1 no. internal carport with access via Mitchell House’s private internal road and (iii) all ancillary site works including new boundary treatments, site clearance, tree removal, hard and soft landscaping, provision of bin storage, entrance lobby, 42 no. Bicycle parking spaces (including 2 no. Cargo bike, 30 no. Spaces and 10 no. Visitor spaces) ESB meter box, foul drainage and SuDS measures as necessary to facilitate the development

Observations close 10 Nov 2026 window closed

5 weeks from receipt (received 6 Oct 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: WEB3459/26 · full record
Authority: Dublin City Council
Type: Permission
Status: Registered Application
Applicant: JLT Appian Limited
Received: 6 Oct 2026

How to submit an observation

Read the file on the council register.Drawings, planning statement and site notices are at https://planning.agileapplications.ie/dublincity/application-details/?ref=WEB3459%2F26.
Write your observation.Quote WEB3459/26 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 10 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.

Designations on or near the site within 100 m

Radon risk area × 1
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	Distance	Description
WEB3373/26	Application withdrawn	29 Sept 2026	364 m	PERMISSION AND RETENTION:Fitzwilliam Lawn Tennis Club intend to apply for permission and retention permission for development at a site of 1.73ha at Fitzwilliam Lawn Tennis Club, Winton Road, Ranelagh, Dublin 6, D06 X6X2. The development for which permission is sought will consist of the reorganisation of three existing padel courts and associated padel court lights, provision of an enclosure (maximum height of c. 10.5m) over two padel courts, the provision of surface water drainage system incorporating SUDS measures, landscaping, boundary treatments, and all site development works above and below ground. The development for which retention permission is sought consists of 12 no. existing padel court lights.
WEB2401/26	Grant permission	29 Jul 2026	292 m	PROTECTED STRUCTURE: Development at No. 43 Heytesbury Lane, Dublin 4, D04 H0X2, (within the curtilage of a Protected Structure). The development will consist of: a) the demolition of the existing outbuilding to rear, b) the construction of a 2sqm two-storey extension to the front, c) the construction of a 32sqm two-storey extension to the rear, d) a new west facing dormer window to the attic level, e) internal alterations, elevational modifications and general refurbishment, f) widening of the existing vehicular entrance to 3.5m, g) new patio to rear and associated site works & landscaping.
WEB2342/26	Grant permission	27 Jul 2026	318 m	The development will consist of (i) removal of existing front boundary wall, pedestrian gate and vehicular gate fronting on to Raglan Lane. (ii) Construction of a new boundary wall, pedestrian gate and vehicular gate fronting on to Raglan Lane. (iii) All associated site works necessary to facilitate the works.
WEB2356/26	Additional information	24 Jul 2026	426 m	PROTECTED STRUCTURE: AMJ Waterloo House Unlimited Company intends to apply for planning permission for development at No. 6 Waterloo Road, Ballsbridge, Dublin 4, D04 Y3Y8, a Protected Structure (RPS Ref. No. 8251). The proposed development will consist of the change of use of the existing 3 storey over basement/garden level building formerly in office use (now vacant), and 1 no. Basement/garden level apartment, to provide a new 10 no. Bedroom guest accommodation use. The proposed development provides for internal reconfiguration, refurbishment and conservation of the existing protected structure to accommodate the proposed guest accommodation use; part demolition of existing lean-to sheds to the rear of the existing 3 storey return and construction of a new 3-storey circa 13.5 sq m metal-clad extension; replacement of non-original windows with double hung timber sliding sashes with slim double glazing units. The proposed development also includes for upgrading the fire resistance of original floors and doors; provision of a single storey plant room to the rear of the 3 no. storey rear extension to house plant and water storage tanks; assessment of, and appropriate conservation led repair and refurbishment works to railings, parapets, rainwater goods and roof and chimneys; provision of on-site car parking facilities and cycle parking in the existing front car park; hard and soft landscaping to the front and rear; piping, ducting and cabling; all associated ancillary site development works above and below ground.
WEB2777/26	Application declared invalid	21 Jul 2026	325 m	PROTECTED STRUCTURE: Alterations to the ground floor level apartment located over a raised basement level in a Protected Structure, including replacement windows to elevations and all associated works.
WEB2304/26	Grant permission	21 Jul 2026	334 m	Planning permission is sought by Mark & Anne Restan for minor modifications to a permitted dwelling previously granted under Planning Register Reference WEB1722/25. The minor modifications to the approved scheme include: 1) Lift overrun (c. 850mm) above approved roof level; 2)Single-storey rear extension (7.8m²); 3) Provision of 2no. in-curtilage car parking spaces (including 1 no. accessible car parking space) to the front with associated revisions to the front courtyard layout, including retention of the existing entrance width; 4) Minor elevation/roof adjustments and associated works.
WEB2282/26	Grant permission	20 Jul 2026	267 m	PROTECTED STRUCTURE: The widening of existing vehicular entrance with modifications to existing doors to mews building to the rear laneway on Raglan Lane, to provide for an EV car to charge within the existing Mews. The works include: 1. removal of two existing sets of double outward opening timber doors and removal of internal concrete support pillar. 2. New sliding doors, one outward opening timber door & new supports. 3. Other minor internal alterations. All works to the rear and within the curtilage of a protected structure.
WEB2109/26	Grant permission	30 Jun 2026	485 m	Planning permission for attic conversion with dormer to rear roof & to continue to front roof a with Dormer extended from ridgeline to create additional bedroom, bath, all with associated ancillary work.

Appeals

ACP case	Type	Outcome	Decided	Distance
501761	Planning Appeal	Granted with conditions	28 Sept 2026	485 m
501968	Planning Appeal	pending	25 Aug 2026	415 m
501252	Planning Appeal	Granted	19 Aug 2026	443 m
501748	Planning Appeal	open	22 Jul 2026	188 m
501123	Planning Appeal	Refused	21 Jul 2026	483 m
500991	Planning Appeal	Granted	9 Jun 2026	485 m
500483	Planning Appeal	Refused	22 Apr 2026	120 m
500141	Planning Appeal	Granted	25 Feb 2026	413 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

6 Oct 2026 New application · observations close 10 Nov 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 17 Oct 2026, 00:07. Not legal advice — confirm the deadline with Dublin City Council before relying on it.