No. 297 North Circular Road, Phibsborough, Dublin 7, D07 XD88, The site incorporates a Protected Structure, known as ‘Stone Villa’ (RPS Ref. No. 1727)
PROTECTED STRUCTURE: Permission for development at a site of 0.283 Ha at No. 297 North Circular Road, Phibsborough, Dublin 7, D07 XD88. The site incorporates a Protected Structure, known as 'Stone Villa' (RPS Ref. No.1727). The application site also extends to include a section of North Circular Road to facilitate the provision of tactile paving and water services infrastructure. The development will principally consist of: (i) the conservation, renovation and alteration of 'Stone Villa' (257 sq m) to accommodate 3 No. apartments, comprising 2 No. one-bedroom units and 1 No. two-bedroom unit; (ii) the construction of a 3-storey duplex building (163 sq m) immediately abutting the north-western side of 'Stone Villa' to accommodate 1 No. one-bedroom apartment and 1 No. three-bedroom apartment; and (iii) the construction of 13 No. 3-storey houses, comprising 1 No. two-bedroom unit and 12 No. three-bedroom units. The development will also include: the widening of the existing vehicular entrance / exit onto North Circular Road and the reinstatement of the original gates as modified to accommodate the extended ope; the repair of the existing pedestrian access / egress onto North Circular Road; internal roads and footpaths; 15 No. car parking spaces; bicycle parking; bin storage; balconies / terraces predominantly facing north, south, east and west; hard and soft landscaping; boundary treatments; demolition of 14.5 m of garden walls; public lighting; green roofs; and all other associated site and development works above and below ground.
The application
- Reference
- WEB3470/26 · full record
- Authority
- Dublin City Council
- Type
- Permission
- Status
- Decision Notice Issued
- Applicant
- Jeremiah O’Reilly & Associates Limited
- Units
- —
- Floor area
- —
- Site area
- —
- Received
- 7 Oct 2026
- We first saw it
- 28 Oct 2026, 23:03
- 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 WEB3470/26.
- Write your observation.Quote
WEB3470/26at 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 11 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.
What the site is zoned
| Code | Objective | Plan | In force |
|---|---|---|---|
| Zone Z2 - DEV PLAN 2022-2028 | Dublin City 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: Dublin City Council development plan zoning · fetched 11 Sept 2026, 23:23
| Source | Licence | Fetched | Link |
|---|---|---|---|
| Dublin City Council development plan zoning | — | 11 Sept 2026, 23:23 | — |
Designations on or near the site
- NIAH-recorded building × 2Fadó Antiques · house
- 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 |
|---|---|---|---|---|---|
| WEB3105/26 | Grant permission | 15 Oct 2026 | — | 149 m | The demolition of an existing attached garage and the construction of a two-storey side extension with flat roof to existing two-storey semi-detached house, and all associated site works. |
| WEB3041/26 | Additional information | 9 Oct 2026 | — | 149 m | PROTECTED STRUCTURE: The development consists of Change of Use from a 'Halfway House for Female Ex-Offenders’ to a single Dwelling House at Tús Nua, 136 North Circular Road, Dublin 7, D07 AT04, a three storey building on a corner with Aughrim Street and Aughrim Place. This is a Protected Structure. |
| WEB3031/26 | Grant permission and retention permission | 9 Oct 2026 | — | 149 m | RETENTION AND PERMISSION: We, Phoenix Tower Ireland III Limited are applying for 1) Retention Permission to retain 6 no. Antenna, 1 no. transmission dishes together with equipment cabinets, radio equipment, cabling and associated site works AND, 2) Permission to install an additional 9 no. Antenna, 2 no. transmission dishes together with equipment cabinets, radio equipment, cabling and associated site works at the roof level of Dublin One Hotel, 493-511 North Circular Road, Dublin 1 |
| WEB2990/26 | Grant permission | 7 Oct 2026 | — | 149 m | FULL PLANNING PERMISSION Sought for the subdivision of the part two and part three storey house into two apartments including the demolition of the single storey return and the construction of a part two and part single storey return including a balcony at first floor level to the rear and rooflights to the front at 11, Emmet Street, North Circular Rd, Dublin 1. D01 C7X6. |
| WEB2973/26 | Additional information | 5 Oct 2026 | — | 149 m | PROTECTED STRUCTURE: The development, which is within the curtilage of protected structures, will consist of the demolition of the boundary wall to Annamoe Parade, part of the boundary wall along Charleville road upto and including the existing garage door shutters, all existing garages and sheds as well as the construction of a new terrace of 5no. mews houses, each with direct access from Annamoe Parade also all associated site works including landscaping and within the garden to the rear, bike provision and bin storage. The houses to be set back from the current boundary with the lane. A pedestrian service access is to be made off Charleville Road via a new opening/ gate in the wall. The houses to be one storey over semi-basement with setback dormer roofs to the laneway and two storey facing the rear gardens. |
| WEB3016/26 | Grant permission | 2 Oct 2026 | — | 0 m | • A single storey, first floor extension to the rear of the property. • Enlargement of an existing rear window on the rear façade of the property. • all associated alterations, siteworks and ancillary works. |
| WEB3276/26 | Application declared invalid | 16 Sept 2026 | — | 149 m | (i) the removal of a single storey shed with vehicular entrance and boundary wall with pedestrian gate fronting the mews lane; (ii) the construction of a three-storey mews building fronting O’Devaney Gardens containing 3 no. units, consisting of 3 no. 1 bed apartments, 1 no. unit is provided per floor level; (iii) the provision of an outdoor terrace to front and rear at ground floor level, (iv) provision of balconies to the front and rear elevation at first & second floor levels; (v) the provision of bin stores and bicycle storage; and (vi) landscaping, boundary treatments, SuDS and new foul drainage connection, and all other ancillary works necessary to facilitate the development. ______________________________________________________________________________ |
| WEB3262/26 | Application declared invalid | 15 Sept 2026 | — | 0 m | Planning Permission is being sought by Maandeeq Catering Limited for an amendment of the opening hours of the café permitted under Dublin City Council Reg. Ref. WEB2009/25 (0800 hours to 1900 hours on Mondays to Sundays), to 0800 hours to 2130 hours on Mondays to Sundays, at 298 North Circular Road, Phibsborough, Dublin 7. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 501755 | Planning Appeal | open | 23 Jul 2026 | 407 m |
| 501598 | Planning Appeal | pending | 23 Jun 2026 | 473 m |
| 501082 | Planning Appeal | open | 31 Mar 2026 | 328 m |
| 319232 | Planning Appeal | Granted with conditions | 12 Feb 2026 | 370 m |
| 314724 | Railway Order Application | Other | 30 Sept 2025 | 179 m |
| 322337 | Planning Appeal | Granted with conditions | 21 Jul 2025 | 216 m |
| 321339 | Planning Appeal | Refused | 3 Jun 2025 | 483 m |
| 321620 | Planning Appeal | Granted with conditions | 26 May 2025 | 392 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
- 7 Oct 2026 New application · observations close 11 Nov 2026
- 12 Oct 2026 Decision · appeal window closes 9 Nov 2026
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 28 Oct 2026, 23:03. Not legal advice — confirm the deadline with Dublin City Council before relying on it.