Observation pack · Dublin City Council

23, Zion Road, Dublin 6

PROTECTED STRUCTURE - No. 23 Zion Road, Rathgar, Dublin 6, D06 VW89, a Protected Structure (RPS Ref. No. 8686). The development will consist of: (i) change of use from 3 no. apartments to a single dwelling house, including the removal of non-original partitions, kitchens and bathrooms associated with the former subdivision; (ii) demolition of the existing three-storey rear extension and construction of a new two-storey rear extension; (iii) internal alterations, including the restoration of the existing staircase to its original location; (iv) removal of a non-original entrance door at entry level on the front elevation and its replacement with a new window; (v) retention, repair and redecoration of the original front sash windows; (vi) new electrically operated entrance gates to the front boundary; and (vii) all associated site, drainage and ancillary works.

Observations close 20 Nov 2026 15 days left

5 weeks from receipt (received 16 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference: WEB3552/26 · 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: 16 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 WEB3552/26.
Write your observation.Quote WEB3552/26 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 20 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 × 2
About 1 in 10 homes in this area is likely to have high radon levels · 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
WEB3095/26	Additional information	15 Oct 2026	—	437 m	PROTECTED STRUCTURE Permission is sought for the change of use of the existing 2 storey coach house to residential use to provide a two-storey 2-bedroom mews dwelling accessed via Rathgar Place. The works include: 1. Removal of roof, internal walls, external mews door/screen, and other internal fabric 2. Construction of raised roof and new windows onto Rathgar Place 3. Construction of two storey extension to the rear of the property 4. All consequential internal and external modifications to the existing mews 5. Site works to include drainage works and hard and soft landscaping to the rear garden area and new 1.125m high stone boundary wall separating the mews dwelling and garden from the garden of no. 165 Rathgar Road. 6. All associated ancillary site development works and services.
WEB3062/26	Grant permission and retention permission	12 Oct 2026	—	437 m	PROTECTED STRUCTURE, PERMISSION AND RETENTION: ( A) Planning Permission for the following:- (i) Replacement roof on plant room; (ii) new fire lobby in basement; and (B) Retention Planning Permission for the following:- (i) changes to design of chancel stairs, landing, and guard rails; (ii) changes to approved accessible disabled toilet at basement level; (iii) repairs to external buttressing at ground floor level, all at Christ Church, Rathgar Road, Dublin 6, D06 CF63. (N.B. This planning application is for minor variations, changes, to the approved development proposal for the church site (Reg.Ref. 4725/18))
WEB2930/26	Application declared invalid	7 Aug 2026	—	437 m	PROTECTED STRUCTURE: PERMISSION AND RETENTION ( A) Planning Permission for the following:- (i) Replacement roof on plant room; (ii) new fire lobby in basement; and (B) Retention Planning Permission for the following:- (i) changes to design of chancel stairs, landing, and guard rails; (ii) changes to approved accessible disabled toilet at basement level; (iii) repairs to external buttressing at ground floor level.
SD26B/0282W	Grant permission	22 Jul 2026	—	421 m	Widen the existing vehicular entrance to facilitate off street parking and EV charging for two cars with the associated kerb dishing and site works.
SD26B/0170W	Grant permission	21 Jul 2026	—	497 m	Reconfiguration of floor plans of existing two storey semi-detached house to include a projecting bay window at ground floor level to the front elevation, with a canopy roof over, extending to cover the main entrance a two-storey extension to the side of the existing semi-detached dwelling, partially extending to the front and rear and a single-storey extension to the rear (The proposed ground floor extension will comprise a kitchen/dining area, WC and utility room. The proposed first floor extension will comprise two bedrooms, two bathrooms and a walk-in wardrobe, together with stairs providing access to attic storage), study and all ancillary site works.
WEB1891/26	Grant permission	11 Jun 2026	—	393 m	The development will consist of: 1. Change of use from shop to medical practice, 2. Construction of a 7.7sqm extension to rear of property at 1st floor level, 3. Construction of new shopfront & 7no new rooflight windows, 4. All associated works.
WEB1833/26	Grant permission	4 Jun 2026	—	255 m	Part demolition of existing sub standard rear return extensions at ground & first floor level & construction of a new replacement extensions at ground & first floor levels, all located to the rear, to provide extended open plan sun room, dining, kitchen area at ground floor & additional bedrooms at first floor level, relocation of first floor bathroom from rear return to ex. front bedroom, conversion of attic to provide habitable accommodation, minor internal alterations to internal partitions, stairs and floor levels to facilitate works inc. new 2nd floor rear dormer window, additional roof window etc. Works to include all associated internal and external alterations, upgrading & ancillary works, landscaping to rear garden etc.
WEB2922/25	Grant permission	11 May 2026	9	480 m	The development will consist of alterations to a previously approved development, Dublin City Council Register Reference 2027/21, An Bord Pleanála Reference ABP-311013-21 as amended by planning application DCC 3861/23, which provided for; partial demolition and renovation of ‘The Barn’ as a two bedroom, part single storey, part two storey detached house with apex rooflight; construction of 5 no. three bedroom, three storey terraced houses; construction of 2 no. two bedroom, two storey semi-detached houses; access is from the existing entrance on Riversdale Avenue; 8 no. car parking spaces will be provided to the front of the houses; all associated site development works, landscaping and boundary treatment works. The amendments to the previously approved scheme are as follows: 1. Reconfiguration of the kitchen to the rear of house 6 and the provision of additional garden space to the north and associated alterations to elevations. 2. Alterations to House 8, ‘The Barn’, to include additional floor area at ground floor level, the addition of a second storey to the eastern extended part of the house and reconfiguration of internal layouts and associated alterations to elevations, resulting in a part single, part 2 storey 3 bedroom house. 3. Amendments to the associated site development works and landscaping.

Appeals

ACP case	Type	Outcome	Decided	Distance
501492	Planning Appeal	Granted with conditions	7 Sept 2026	480 m
323408	Planning Appeal	Granted with conditions	1 Dec 2025	475 m
322658	Planning Appeal	Granted with conditions	17 Sept 2025	497 m
322348	Planning Appeal	Refused	31 Jul 2025	258 m
316272	LA Road Dev - Application	Granted with conditions	16 Dec 2024	76 m
319027	Planning Appeal	Granted with conditions	6 Dec 2024	480 m
319314	Planning Appeal	Refused	19 Aug 2024	240 m
319342	Planning Appeal	Withdrawn	13 Jun 2024	488 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

16 Oct 2026 New application · observations close 20 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.