Observation pack · Dublin City Council

14, Cranfield Place, Dublin 4, D04 FF96

RETENTION & PERMISSION: The development seeking retention permission consists of the provision of a vehicular entrance to the front of the property. The development seeking permission consists of narrowing the vehicular entrance to 3m wide through the reinstatement of previously existing pedestrian gate and rail.

Observations close 19 Nov 2026 17 days left

5 weeks from receipt (received 15 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference: WEB3528/26 · 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: 15 Oct 2026
We first saw it: 28 Oct 2026, 23:03
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 WEB3528/26.
Write your observation.Quote WEB3528/26 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 19 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

No current zoning polygon covers this site in the store.

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
OPW flood extent nearby floodinfo.ie
Shown as a flag only — the OPW licence does not allow us to redistribute the extent.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
WEB3561/26	Application declared invalid	21 Oct 2026	—	168 m	PROTECTED STRUCTURE: For development at this site a Protected Structure ref. 4003; Bottlemaker's Hall, Irishtown Rd, Dublin 4, D04 HD26. The development will consist of the change of use of a detached, 250m2, two storey and one storey, vacant social club and manager’s apartment to 3, 3-bedroom houses and include the redesign, renovation and upgrade of the existing building and its curtilage. We propose that the 127m2, 2-storey volume to the front and one storey flat link would be redesigned as one, three bedroom house. The proposed amendments here would include: Appropriate repairs of chimneys, roofs, rainwater goods, brickwork and associated subject to further investigation. New PV panels to the inside/ rear slopes of the main roof. New roof light installed to the flat roof link hidden from public view. Insulation of roofs at ceiling level. Renovation of the existing front and side external doors. Removal of wall below an existing window on the North facade to install a double-glazed garden door. Removal of all non-original windows and their replacement with suitable double-glazed units. The removal of existing wall finishes to a height of 1.3m throughout the ground floor to allow for damp protection measures and their like for like repair. The removal of original flooring materials throughout the house and their repair or replacement as appropriate. The installation of new flue liners, and the reinstatement of fireplaces subject to further investigation. A new fire partition. A new doorway, a new kitchen and utility room, a new shower room, a new WC and garden store on the ground floor. A new doorway, a new opening between the existing WC and utility room, a new stud wall with door set c. 100mm below the original ceiling to preserve original features, a new en-suite shower room and a new family bathroom on the first floor. We propose that the 123m2, 1-storey dancehall to the rear would be redesigned as two, three bedroom houses. Each of which would include a two storey freestanding volume housing shower-rooms, hallway and bedrooms, and a single storey open plan kitchen/ living space, all within the original volume. The proposed amendments would include: appropriate repairs of roofs, rainwater goods, brickwork and associated subject to further investigation. New PV panels to South slope of the roof. Insulation of original roof at ceiling level. Removal of wall below 2 original windows on the North facade to install 2 replacement double-glazed garden doors. Replacement of 2 original doors and 4 original windows on the South facade, and 4 original windows on the North facade with double glazed units. The removal of existing wall finishes to a height of 1.3m throughout to allow for damp protection measures and their like for like repair. The removal of non-original flooring, the insulation of the cavity beneath, the installation of foundations where needed and the installation of new floor finishes. The repair of the original ceiling and the removal of a 1m wide perimeter band to treat structural timbers with like for like repairs. A new fire partition. In the building curtilage, proposed amendments would include: Renovation of the original low wall, railing and vehicular and pedestrian gates to Irishtown Road. 6 new bicycle parking spaces and one car-parking space to the front. Repairs to the existing brick boundary walls to the North and South using materials onsite or similar. Removal of non-original timber fence and gates to either side of the front facade and their replacement with a secure timber partition to the North side and a secure timber partition with a gate with keypad on the South side. Installation of secure timber fencing to the inside face of the North boundary wall to raise the height of the boundary. The installation of secure timber fences to divide the Northern and Western outdoor space into 3 private gardens. Landscaping and associated works to all external spaces. Generally, the amendments to the building and curtilage include: new services, their associated works, and ancillary works, like for like repairs to existing fabric as required.
WEB3514/26	Application declared invalid	15 Oct 2026	—	392 m	PROTECTED STRUCTURE: The proposed development will consist of an extension to the existing columbarium wall along the east boundary wall of St. Matthew’s Church to provide additional spaces for cinerary urns. The proposed wall will return along the South boundary adjoining the footpath, where its height will be reduced to match the existing boundary wall. The development will also include associated paths, landscaping and seating. The proposed works are within the curtilage of a Protected Structure (RPS No. 4007)
WEB3490/26	Application declared invalid	13 Oct 2026	—	392 m	PROTECTED STRUCTURE: The proposed development will consist of an extension to the existing columbarium wall along the east boundary wall of St. Matthew’s Church to provide additional spaces for cinerary urns. The proposed wall will return along the South boundary adjoining the footpath, where its height will be reduced to match the existing boundary wall. The development will also include associated paths, landscaping and seating. The proposed works are within the curtilage of a Protected Structure (RPS No. 4007)
WEB3076/26	Grant permission	13 Oct 2026	—	124 m	Development comprising the provision of a new vehicular entrance with new gates, railings and parking provision for one vehicle in front garden, with associated works
5226/26	Application declared invalid	25 Sept 2026	—	301 m	The development will consist of the demolition of the existing two-storey rear return. We intend to construct (1) a two storey extension to include a new kitchen, living and dining areas on the lower level and a new en suite bedroom on the upper level, (2) a new patio flush with lower ground floor level, (3) a new shed / store to the rear of the back garden, (4) limited renovation and refurbishment of host dwelling.
WEB3100/26	Application declared invalid	23 Sept 2026	—	301 m	The proposed development will consist of renovations to the existing commercial premises, including the removal of existing shopfront and the provision of a new shopfront, alterations to the external seating area and new fascia signage together with internal renovations and all associated site development and ancillary works.
WEB2962/26	Application declared invalid	12 Aug 2026	—	301 m	The proposed development will consist of renovations to the existing commercial premises, including the removal of existing shopfront and the provision of a new shopfront, alterations to the external seating area and new fascia signage together with internal renovations and all associated site development and ancillary works.
WEB2328/26	Additional information	21 Jul 2026	—	359 m	RETENTION of sub-division of 2 storey 2 bedroom townhouse into 1 no. studio apartment at ground floor (42.8 sq.m.) .and 1 no. 1 bedroom apartment at first floor (47.3 sq.m.)

Appeals

ACP case	Type	Outcome	Decided	Distance
501362	Planning Appeal	Refused	3 Sept 2026	486 m
500948	Planning Appeal	Refused	23 Jun 2026	277 m
500772	Planning Appeal	Split	12 May 2026	223 m
500615	Planning Appeal	Granted with conditions	9 Apr 2026	279 m
500557	Planning Appeal	Refused	18 Mar 2026	374 m
322442	Planning Appeal	Granted with conditions	19 Dec 2025	377 m
322688	Amend Planning Schema/Add Planning Schema	Granted	7 Oct 2025	367 m
322634	Planning Appeal	Refused	25 Aug 2025	233 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

15 Oct 2026 New application · observations close 19 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.