Observation pack · Dublin City Council
26, Offaly Road, Dublin 7
RETENTION: Retention of a small frosted window serving an en-suite bathroom.
Observations close 19 Nov 2026 13 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
- WEB3535/26 · full record
- Authority
- Dublin City Council
- Type
- Retention Permission
- Status
- Decision Notice Issued
- Applicant
- not published by the national dataset — see the council register
- Units
- —
- Floor area
- —
- Site area
- —
- Received
- 15 Oct 2026
- We first saw it
- 30 Oct 2026, 23:08
- 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 WEB3535/26.
- Write your observation.Quote
WEB3535/26at 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 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
| Code | Objective | Plan | In force |
|---|---|---|---|
| S5 Sustainable neighbourhood infrastructure | Z15: Community and Social Infrastructure: To protect and provide for community uses and social infrastructure. | development plan 2022 2028 | 14 Dec 2022 → 31 Dec 2028 |
| S5 Sustainable neighbourhood infrastructure | Z15: Community and Social Infrastructure: To protect and provide for community uses and social infrastructure. | 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
- NIAH-recorded building × 1Church of Christ the King
- 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 |
|---|---|---|---|---|---|
| WEB2298/26 | Grant permission | 21 Jul 2026 | — | 193 m | The development will consist of the demolition of the existing chimney, the construction of a first-floor flat roof rear extension, widening of the front vehicular entrance, rearranging of steps to the entrance, together with minor alterations to the existing ground floor and first-floor plans, and all associated site works. |
| WEB2192/26 | Grant permission | 8 Jul 2026 | — | 489 m | Technological University (TU) Dublin intend to apply for permission for development at this site at Park House, North Circular Road, D07 EWV4. The proposed development will consist of the temporary (5 years) change of use from library to educational facilities at Lower Ground, Ground, 1st and 2nd floors of the existing building (c.4,269m2 overall). The works will comprise internal partitions, subdivisions and refurbishment/fit out to provide educational facilities on each floor generally comprising teaching studios, computer labs, seminar spaces, meeting rooms, staff and ancillary storage spaces throughout. No works are proposed to external elevations. |
| 5119/26 | Additional information | 22 Jun 2026 | — | 348 m | Demolition of the existing single storey extensionto the rear , the construction of single and double storey extensions to the rear , the construction of the porch extension to the front , internal alterations and all associated site works . |
| WEB2239/26 | Application declared invalid | 26 May 2026 | — | 193 m | The development will consist of the demolition of the existing chimney, the construction of a first-floor flat roof rear extension, widening of the front vehicular entrance, rearranging of steps to the entrance, together with minor alterations to the existing ground floor and first-floor plans, and all associated site works. |
| WEB1694/26 | Grant permission | 18 May 2026 | — | 146 m | Full planning permission for the following works: alterations to previously approved planning permission register reference 3383/25. The proposed alterations relate to the change of the previously approved internal layout to provide 5no. bedrooms (previously 4no.) and associated minor alterations to the external envelope to provide additional rooflights, all works at number 105 Cabra Road, Dublin 7, D07 N2CK |
| WEB1657/26 | Grant permission | 11 May 2026 | — | 405 m | Permission is sought for (i) demolition of existing single-storey extension to rear and (ii) the construction of a new 2-storey extension to rear and (iii) modifications to existing front elevation, entrance porch & steps and (iv) all associated site & drainage works at 109 St Attracta’s Road, Cabra, Dublin7 D07 K2A8. |
| 5079/26 | Grant permission | 11 May 2026 | — | 488 m | Demolition of a store in the rear garden and the construction of a detached study and toilet at the rear of the back garden adjoining the lane at the rear. |
| WEB1560/26 | Grant permission | 5 May 2026 | — | 359 m | PROTECTED STRUCTURE: The development will consist of: (i) Repair, consolidation and re-pointing of the brickwork to front and rear facades; (ii) Replacement of non-original wall vents externally; (iii) Re-pointing of external entrance steps; (iv) Removal of paint from granite cills and stringcourse; (v) Repointing of granite quoins and cappings; (vi) Repair, reflaunch and rerender chimneys in lime; and (vii) and all other ancillary works necessary to facilitate the development. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 324373 | Appeal - LRD | Granted with conditions | 6 Oct 2026 | 412 m |
| 501174 | Planning Appeal | Granted with conditions | 27 Jul 2026 | 276 m |
| 500817 | Planning Appeal | Granted with conditions | 4 Jun 2026 | 257 m |
| 319232 | Planning Appeal | Granted with conditions | 12 Feb 2026 | 470 m |
| 322013 | Planning Appeal | Granted with conditions | 21 Aug 2025 | 373 m |
| 322405 | Planning Appeal | Granted with conditions | 14 Aug 2025 | 221 m |
| 321963 | Planning Appeal | Granted with conditions | 9 Jun 2025 | 430 m |
| 320323 | Planning Appeal | Granted with conditions | 14 Feb 2025 | 450 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
- 19 Oct 2026 Decision · appeal window closes 16 Nov 2026
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 30 Oct 2026, 23:08. Not legal advice — confirm the deadline with Dublin City Council before relying on it.