Observation pack · Dublin City Council

228 Rathmines Road Lower, Rathmines, Dublin 6

CHANGE OF USE: Change of use of a discontinued A.T.M. unit, to use as a "coffee booth" for the purposes of selling hot and cold beverages and associated snacks to take away (not extending to use as a "take-away" for the sale of hot food for consumption off the premises),

Observations close 10 Nov 2026 10 days left

5 weeks from receipt (received 6 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference: WEB3462/26 · full record
Authority: Dublin City Council
Type: Permission
Status: Decision Notice Issued
Applicant: Sawbridge Ltd.
Units: —
Floor area: —
Site area: —
Received: 6 Oct 2026
We first saw it: 17 Oct 2026, 00:07
Decision due: —
Decision: Application declared invalid

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 WEB3462/26.
Write your observation.Quote WEB3462/26 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.

What the site is zoned

Code	Objective	Plan	In force
	Zone Z2 - DEV PLAN 2022-2028	Dublin City Council development plan	—
R2 Existing residential	Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas.	development plan 2022 2028	14 Dec 2022 → 31 Dec 2028
R2 Existing residential	Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas.	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 × 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	Units	Distance	Description
WEB3153/26	Grant permission	22 Oct 2026	—	0 m	The demolition of the existing extension to the rear and the construction of a new single storey extension to rear along with refurbishment of the existing terraced cottage.
WEB3134/26	Grant permission	20 Oct 2026	—	0 m	PROTECTED STRUCTURE: Permission is sought for the construction of a bathroom extension and detached garden room to the rear of no.49 Belgrave Square North, Rathmines, Dublin 6, D06 A0F6, by Deirdre and Donal MacNally. The development will consist of the construction of a 8.5sqm single-storey bathroom extension to the rear, a 15.9sqm single-storey detached garden room with associated terrace in the rear garden, repaving of the existing rear terrace, and all associated landscaping and drainage works.
WEB3139/26	Grant permission	20 Oct 2026	—	0 m	Planning permission is sought for new single storey kitchen extension to rear garden which is adjacent to a protective structure, rear boundary wall separates both dwellings, our proposed works is 26.4m2 in size with sufficient garden space and all associated site works ______________________________________________________________________________
WEB3525/26	Application declared invalid	16 Oct 2026	—	0 m	RETENTION: Retention of modifications to previously approved planning application Reg. Ref. 4099/18 for the conversion of car port to internal living space (10.5 sq m) at ground floor level, the construction of an office/study (7.5 sq m) on previously approved first floor terrace, internal modifications, elevational changes and all associated site works.
WEB3082/26	Additional information	13 Oct 2026	—	195 m	proposed single storey extension to the front to create a utility and play room. proposed extension to the rear to enlarge and combine the existing spaces into an open plan kitchen & dining room and the addition of a second storey to create 4 no bedrooms, one ensuite and a main bathroom. the existing structure is to be reused within the proposal. associated landscaping works such as bin & bike store to the front, automated vehicular gate along with repointing and recapping the existing stone walls.
WEB3036/26	Grant permission	7 Oct 2026	—	0 m	PROTECTED STRUCTURE The development will consist of; a) The complete reinstatement of the existing main roof covering and flashings in natural slate and lead respectively along with the provision of a new inspection rooflight. b) The re-pointing of the front façade in a traditional 'wigged' NHL 3.5 point and rear facade and return facades in a NHL 3.5 'flush' point. c) The refurbishment and reglazing of the existing up and down sash windows with slim line double glazed units throughout the structure. d) The complete refurbishment and conservation of the main house including internal alterations, fabric upgrade works, a new kitchen, dumb waiter, utility fit-out, bathroom enclosures and demountable furniture, along with association new partitions and structural works. e) The refurbishment and reconfiguration of the existing rear return, to the rear of the property including internal projecting library, reformed and new structural opes. f) The, reuse, conservation and glazed enclosure of the existing external rear return granite staircase and associated railings to the interior of the revised and extended rear return. g) The provision of a new single story garden level extension to the rear of the property linked to the existing rear return, including external terrace, screens, large format glazing, projecting door and roof lights. h) The removal of the roof to the existing two rear return, to the rear of the property and the provision of a new single story first floor extension with dormer window over, atop the existing return, all associated fenestration and structural amendments to the existing structure, completing a revised three storey return with dormer window. i) The refurbishment and reconfiguration of the existing garage including the removal and replacement of the existing roof, internal partition and the widening of the existing vehicular access onto Charleville Close. j) All associated site works, drainage, bin store, meter boxes and architectural landscaping to the front and rear of the property.
WEB3030/26	Grant permission	6 Oct 2026	—	111 m	Amendments to the development previously approved under Planning Ref. WEB1739/24. The proposed amendments comprise revisions to the site boundaries and private open space, together with internal alterations to provide a three-bedroom dwelling in place of the approved two-bedroom dwelling, and all associated site development works.
5210/26	Application declared invalid	8 Sept 2026	—	0 m	PROTECTED STRUCTURE:RETENTION & PERMISSION: development at 2 Church Avenue Rathmines Dublin 6 a Protected Structure for Zinhide Developments Ltd (i) Retention permission to retain the building as it exists, including internal demolition works, external and internal renovation works & essential roof repairs to the existing structure & (ii) permission to reinstatement a single family home following previous apartment subdivision which in turn will include the following (a) Form a doorway on the lower ground floor serving a Sitting Room, replace a door opening with a window opening on the lower ground floor serving a WC and form a window on the upper ground floor serving a WC.(b) internal alterations to lower ground floor layout to allow for a Kitchen, Sitting Room and WC and the reinstatement of a stairs connecting the lower ground floor to the upper ground floor (c) Minor internal alterations on upper ground, first and second floors including the inclusion on a WC on the upper ground floor, a Bathroom and the first floor and an En-suite in the second floor (d) Various repair and conservation works to the interior including fittings/fixtures & new services, to facilitate reinstatement as a single family home following previous subdivision, (e) Various repair and conservation works to the building envelope including re-pointing of front facade brickwork, repair and re-plastering of rear facades, refurbishment of original windows, installation of new roof light and repairs to main roof and chimneys & all associated ancillary works, soft and hard landscaping, drainage and site development works at 2 Church Avenue Rathmines Dublin 6. ______________________________________________________________________________

Appeals

ACP case	Type	Outcome	Decided	Distance
324320	Licences S89/S254(6)(A)	Refused	28 Sept 2026	240 m
502102	—	pending	11 Sept 2026	452 m
501315	Planning Appeal	Granted	3 Sept 2026	92 m
502012	Planning Appeal	pending	28 Aug 2026	271 m
501756	Leave to Appeal S37(6)	Refused	19 Aug 2026	351 m
501916	Planning Appeal	pending	18 Aug 2026	271 m
501799	Planning Appeal	pending	30 Jul 2026	351 m
501100	Planning Appeal	Granted with conditions	24 Jul 2026	227 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
7 Oct 2026 Decision · appeal window closes 4 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.