Observation pack · Dublin City Council

Lissadell, 38 Castle Avenue, Dublin 3, D03 V2C1

RETENTION: alterations to the permitted development under Reg. Ref. 4111/06, which include the following works: (i) Alterations to the site entrance which included removal of wing walls and vehicular gate and pedestrian gate and replacement with an increased entrance to provide for two 2 vehicular entrance gates one to serve Lissadell with a separate pedestrian gate and the second across a private right of way to serve Bellvire, 38C Castle Avenue; (ii) Alterations to the approved development which includes minor elevational changes to all facades including; alterations to first floor window to form a door on the south east elevation to provide access to a flat roof which has been converted to a small terrace, replacement of the ground floor door on south west elevation to a window with a brick panel below, increased length to the entrance door canopy and reduction in its height on the north west elevation, omission of ground floor entrance door to single storey rear section on north east elevation, minor brick detailing omitted on all elevations, omission of two small ground floor windows in recess on north east elevation, additional bathroom window at first floor on north east elevation and brick detail to soffit below second floor windows omitted; (iii) Alterations to roof design including single storey rear section, increased height of flat roof over stairs, reduction in height of roof lantern to stairs and detailing simplified, relocation of one chimney position to main roof and omission of one chimney to single storey rear section and omission of three roof lights; (iv) Second floor small increase in tank room (4sqm) and associated changes to north east elevation; (v) Conversion of ground floor family room to plunge pool including below ground works.

Observations close 23 Nov 2026 17 days left

5 weeks from receipt (received 19 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference: WEB3567/26 · 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: 19 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 WEB3567/26.
Write your observation.Quote WEB3567/26 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 23 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
	RD - Road: N/A	Fingal County 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: Fingal County Council development plan zoning · fetched 11 Sept 2026, 15:18

Source	Licence	Fetched	Link
Fingal County Council development plan zoning	—	11 Sept 2026, 15:18	—

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
WEB3503/26	Application declared invalid	13 Oct 2026	—	431 m	The development will consist of the change of use from the existing office use (comprising 229 square metres), to a proposed medical/clinical use for medical/clinical assessment but excluding clinical/medical procedures; all ancillary administration associated with the medical/clinical assessment use, and all associated site works.
F26A/0781E	Invalid application	3 Sept 2026	0	265 m	Alterations to the exterior of front of house including: - Increasing
F26A/0624E	Grant permission	3 Sept 2026	0	230 m	Hammerson ICAV intends to apply for Temporary Permission for a period
F26A/0738E	Invalid application	24 Aug 2026	0	470 m	The construction of 14 no. apartments (6 no. 2-Bed units and 8 no. 1-B
F26A/0546E	Grant permission	14 Aug 2026	0	325 m	1/ Conversion of existing attic to storage area, with new dormer windo
F26A/0266E/R3	Grant permission	3 Jun 2026	0	282 m	The development will consist of the installation of a photovoltaic sol
LRD0055/S3E	Grant permission	6 May 2026	0	312 m	The development will consist of a Large-scale Residential development
F26A/0140E	Grant permission	21 Apr 2026	0	340 m	The development will consist of:

Appeals

ACP case	Type	Outcome	Decided	Distance
502191	Planning Appeal	pending	30 Sept 2026	230 m
324331	Appeal - LRD	Other	24 Aug 2026	312 m
314724	Railway Order Application	Other	30 Sept 2025	105 m
321086	Planning Appeal	Granted with conditions	13 Feb 2025	437 m
321721	Planning Appeal	Invalid	21 Jan 2025	470 m
315602	Planning Appeal	Granted with conditions	16 Jul 2024	272 m
318555	Planning Appeal	Granted with conditions	24 Jun 2024	478 m
318891	Planning Appeal	pending	19 Jan 2024	332 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

19 Oct 2026 New application · observations close 23 Nov 2026
21 Oct 2026 Decision · appeal window closes 18 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.