Observation pack · Dublin City Council

12, Watermill Lawn, Raheny, Dublin 5, D05HV02

The proposed development works include the demolition of the existing single storey extension and open porch to the front elevation and construction of a new single storey flat roof extension & open porch to the front elevation; demolition of the existing single storey extension to the side of the property and construction of new single storey extension to the side of the property; 2 no. roof lights to the front elevation and 2 no. rooflights to the side elevation; external insulation; plus all associated landscaping and site works required to facilitate the development.

Observations close 24 Nov 2026 19 days left

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

The application

Reference: WEB3581/26 · 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: 20 Oct 2026
We first saw it: 30 Oct 2026, 23:08
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 WEB3581/26.
Write your observation.Quote WEB3581/26 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 24 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
	Zone Z1 - DEV PLAN 2022-2028	Dublin City Council development plan	—
R2 Existing residential	Z1: Sustainable Residential Neighbourhoods: To protect, provide and improve residential amenities.	development plan 2022 2028	14 Dec 2022 → 31 Dec 2028
R2 Existing residential	Z1: Sustainable Residential Neighbourhoods: To protect, provide and improve residential amenities.	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

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
WEB3534/26	Application declared invalid	19 Oct 2026	—	0 m	The proposed development works include the demolition of the existing single storey extension and open porch to the front elevation and construction of a new single storey flat roof extension & open porch to the front elevation; demolition of the existing single storey extension to the side of the property and construction of new single storey extension to the side of the property; 2 no. roof lights to the front elevation and 2 no. rooflights to the side elevation; external insulation; plus all associated landscaping and site works required to facilitate the development.
WEB2412/26	Grant permission	29 Jul 2026	—	271 m	The development will consist of the erection of a side and rear single storey extension with a part flat part mono pitched roof. Relocation of existing front door. New entrance canopy. New external insulation to existing walls. Removal of store to side of house. Internal alterations to provide new open plan layout to rear, and WC at ground level. New pedestrian access to rear garden. All associated landscaping, new boundary treatments, drainage, ancillary site works and services.
WEB2834/26	Application declared invalid	28 Jul 2026	—	390 m	Planning permission is sought for a new vehicular access with ancillary site works.
WEB2264/26	Grant permission	16 Jul 2026	—	490 m	The development will consist of the demolition of the existing external WC and boiler house in the rear garden; the construction of ground floor extensions to the front and rear of the existing two-storey house; the conversion of the attic space to a bedroom and office with a new dormer and Velux windows; the reconfiguration of internal layouts, including modifications to the existing ground floor WC and the provision of a new en-suite WC to the master bedroom at first floor level; the installation of new opaque glazed windows to the proposed WCs and a new external door on the eastern elevation; the upgrade of the existing building fabric, including window replacement and external insulation; and all associated site, drainage, service, and ancillary works.
5139/26	Grant permission	16 Jul 2026	—	452 m	Ross & Siobhan Lavan intend to apply for planning permission for the construction of 1) a single storey extension to the rear, 2) a first floor extension on top of the existing single storey element to the side / front, 3) , an attic conversion with velux roof windows to the front, side and rear, 4) deep retrofit upgrades and insulation throughout, 5) all associated site works & SUDs drainage all at 541 Howth Road, Dublin 5.
WEB2251/26	Grant permission	16 Jul 2026	—	247 m	Demolition of an existing single store shed and a block boundary wall to the north side of the property; Demolition of a boiler shed to the rear south boundary adjoining neighbouring property; Construction of a new single storey 38.7m2 extension to the front, side and rear of the property including new windows to the side elevation, lantern rooflight to the rear and new front porch; Conversion of the attic into a new 26.5m2 living space with bathroom with a new attic stair at first floor level and a new dormer window built in to the roof at the rear of the house; Blocking up of an existing window at first floor level to the side gable of the house and replacing with new side window at attic level; New Solar Panels on the roof; Associated internal alterations to the house; Associated ancillary and site works including landscaping to the rear.
WEB2622/26	Application declared invalid	1 Jul 2026	—	314 m	The development will consist of: (1) an attic conversion for storage with sideraised gable, including a dormer window to the rear and front, and two new side windows at attic level (2) the creation of a new vehicular entrance in the front boundary wall onto Avondale Park.
5072/26	Grant permission	22 Jun 2026	—	429 m	Permission is sought to widen existing vehicular entrance .

Appeals

ACP case	Type	Outcome	Decided	Distance
500003	Planning Appeal	Granted with conditions	28 Jan 2026	299 m
500429	Planning Appeal	pending	8 Dec 2025	474 m
323056	Planning Appeal	open	16 Jul 2025	358 m
320847	Planning Appeal	Granted with conditions	21 Jan 2025	373 m
315504	Planning Appeal	Granted with conditions	16 Feb 2024	439 m
314163	Planning Appeal	Refused	7 Nov 2023	480 m
314105	Licences S89/S254(6)(A)	Granted with conditions	6 Nov 2023	475 m
313698	Planning Appeal	Invalid	1 Jun 2022	135 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

20 Oct 2026 New application · observations close 24 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.