Observation pack · Dublin City Council
22 Saint Patrick's Villas, Ringsend, Dublin 4
The development will consist of part ground floor extension (0.85m.sq.) and part first floor extension (9.0.m.sq.) to rear of property (total additional floor area = 9.85m.sq.) together with internal alterations and associated site works
Observations close 7 Dec 2026 23 days left
5 weeks from receipt (received 1 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20
The application
- Reference
- WEB3668/26 · full record
- Authority
- Dublin City Council
- Type
- Permission
- Status
- Registered Application
- Received
- 1 Nov 2026
How to submit an observation
- Read the file on the council register.Drawings, planning statement and site notices are at https://planning.agileapplications.ie/dublincity/application-details/?ref=WEB3668%2F26.
- Write your observation.Quote
WEB3668/26at 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 7 Dec 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 Z2 - DEV PLAN 2022-2028 | Dublin City Council development plan | ||
| R2 Existing residential | Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas. | development plan 2022 2028 | 14 Dec 2022 → 31 Dec 2028 |
| R2 Existing residential | Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas. | 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 within 100 m
- Radon risk area × 1About 1 in 20 homes in this area is likely to have high radon levels
- OPW flood extent nearby floodinfo.ieShown 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 |
|---|---|---|---|---|---|
| WEB3102/26 | Grant permission | 15 Oct 2026 | 0 m | The development will consist of part single storey and part two storey extension to rear of property (total additional floor area = 16.25m.sq.) together with internal alterations and associated site works. | |
| WEB3514/26 | Application declared invalid | 15 Oct 2026 | 403 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 | 403 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) | |
| WEB1956/26 | Grant permission | 16 Jun 2026 | 470 m | The development will consist of the demolition of an existing rear extension and the construction of a new single storey rear extension with associated rooflights, together with a first floor extension to the rear, internal reconfiguration works, removal of front metal gates and all associated site and drainage works | |
| WEB1742/26 | Grant permission | 25 May 2026 | 267 m | The development will consist of: (1) The installation of a roof-mounted solar photovoltaic (PV) system, comprising PV panels, mounting system, inverters, and cabling. (2) All associated site development and services work on a site of c.0.44ha. | |
| WEB6085/25 | Grant permission | 29 Apr 2026 | 1 | 112 m | Planning permission is sought for the demolition of 2 nr one-storey structures at 24&26 Fitzwilliam Street, Dublin 4 and the construction of 1 nr replacement 4-bed house; three stories to the street and 2 storeys to the rear and ancillary works. |
| WEB5132/25 | Request ai ext of time | 24 Apr 2026 | 110 m | PERMISSION AND RETENTION: Retention permission for (i) partial change of use of the ground floor level from public house to guesthouse, with associated alterations to the internal layout, to provide 2 no. guesthouse bedrooms at this level; and, (ii) removal of side extension containing boiler-room (6.9sq.m) at first floor level. Permission for (i) partial change of use of the ground floor level from unauthorised guesthouse, formerly public house area, with associated alterations to the internal layout to provide café; (ii) partial change of use of ground floor level from guest house (dining room/kitchen/plant area) to provide 2 no. additional guesthouse bedrooms; and, (iii) construction of extension at second floor level, atop existing first floor element fronting Thorncastle Street, to accommodate 2 no. additional guesthouse bedrooms. The cumulative works will provide for an 18 no. bedroom guesthouse from ground to second floor level with an 86sq.m café at ground floor level. | |
| WEB1487/26 | Refuse permission | 24 Apr 2026 | 1 | 281 m | The development will consist of the construction of a single storey, two-bedroom house on a site formed from the subdivision of the approved sites for Units 1 & 3 on this site (Plan Ref: 3961/24) with access between 6 and 7 Saint Brendan’s Cottages shared with unit 1. |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 501362 | Planning Appeal | Refused | 3 Sept 2026 | 281 m |
| 500557 | Planning Appeal | Refused | 18 Mar 2026 | 412 m |
| 323692 | Leave to Appeal S37(6) | Refused | 14 Oct 2025 | 105 m |
| 321310 | Planning Appeal | Granted with conditions | 5 Jun 2025 | 281 m |
| 321233 | Planning Appeal | Granted with conditions | 14 Apr 2025 | 312 m |
| 319860 | Referral | Withdrawn | 14 Feb 2025 | 94 m |
| 317679 | LA Road Dev - Application | Granted with conditions | 1 Aug 2024 | 4 m |
| 320250 | Private Development - Application | Other | 23 Jul 2024 | 134 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
- 1 Nov 2026 New application · observations close 7 Dec 2026
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 13 Nov 2026, 23:41. Not legal advice — confirm the deadline with Dublin City Council before relying on it.