Observation pack · Dublin City Council

Lands at 23-28 Prussia Street, Dublin 7 (D07 X9X6, D07 FW30 & D07 PAF1),, (located at the junction of Prussia Street and St. Joseph’s Road,

PROTECTED STRUCTURE: We, Randalswood Construction Ltd., intend to apply for permission for development on lands at 23-28 Prussia Street, Dublin 7 (D07 X9X6, D07 FW30 & D07 PAF1), (located at the junction of Prussia Street and St. Joseph's Road, and bounded by No. 29 Prussia Street (Protected Structure) to the north, No. 22 Prussia Street to the south, and TU Dublin, Grangegorman Campus and boundary wall (Protected Structure) to the east). The development will consist of proposed modifications to the previously permitted Large-scale Residential Development (LRD) (permitted under planning permissions Reg. Ref. LRD6057/24-S3A and amended under Reg. Ref. WEBLRD6103/26-S3), including the provision of 10 no. additional apartment units (110 no. permitted units to now provide a total of 120 no. apartment units i.e. a total of 74 no. 1 beds, 43 no. 2 beds, 2 no. 3 beds, and 1 no. 4 bed) as follows: Modifications to Block C from a total of 53 no. permitted apartments comprising of 34 no. 1 beds and 19 no. 2 beds, in a permitted building ranging from 7-8 storeys in height, to now provide two additional storeys to this block, to provide for a total of 63 no. apartments comprising of 40 no. 1-beds and 23 no. 2-beds, with modifications to the unit mix of the permitted seventh floor, in a building now ranging from 7-10 storeys in height, and all apartments provided with private balconies/terraces to south, east and west elevations; 16 no. additional cycle parking spaces to now provide a total of 240 no. cycle parking spaces on site including spaces at undercroft, surface and on Prussia Street, and all associated site works necessary to facilitate the development. The application may also be inspected online at the following website set up by the applicant: www.prussiastreetrevisions2lrd.ie.

Observations close 27 Oct 2026 window closed

5 weeks from receipt (received 21 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The five-week window has passed. Late observations are returned unread. If the council has decided, the next door is the appeal window — but under s.37 only the applicant and those who made a valid observation may appeal.

The application

Reference: WEBLRD9021/26-S3 · full record
Authority: Dublin City Council
Type: Large Residential Development-3
Status: Registered Application
Applicant: Randalswood Construction Ltd.
Units: —
Floor area: —
Site area: —
Received: 21 Sept 2026
We first saw it: 4 Oct 2026, 23:38
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 WEBLRD9021/26-S3.
Write your observation.Quote WEBLRD9021/26-S3 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 27 Oct 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

NIAH-recorded building × 6
house · B.A. Engineering Ltd. · house
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
WEB3000/26	Grant permission	1 Oct 2026	—	0 m	Amendments to previously approved plans under Ref: WEB1626/25 consisting of internal plan layout alterations and modifications to elevations and roof..
WEB2982/26	Application declared invalid	30 Sept 2026	—	241 m	PROTECTED STRUCTURE; Modification to previously granted planning reference no. 4026/23 obtained for the change-of-use of existing 2 & 3 storey (over basement) former school building and split into new use of offices and residential apartments accommodation, increasing the building height to permit the construction of stairwell and rooftop 35m² communal amenity area, also and lowering of the existing basement floor level and include the construction of a new exterior staircase accessing the basement area (from Manor Street). The demolition of the existing former ‘stage’ area, basement area & existing 3 storey elements & undertake new replacement building accommodation of a new three storey element with basement & communal rooftop amenity area extension to Manor Street façade and new external elevational treatments, rooftop PV solar array, also undertake all necessary internal / external demolition & alterations works inclusive of all associated site work & ancillary accommodation. Modifications proposed are as follows: Basement Level:- revised internal layout of bike storage and lock up area. Ground Floor level:- revised north elevation and general layout changes to accommodate reduction of office accommodation to 85.38m² and the construction of a 148.72m² two-bedroom apartment unit and private open space. First floor level:- revised north elevation and general layout changes to accommodate removal of the office area mezzanine level and its full integration into the first floor level layout and the construction of a 134m² two-bedroom apartment unit and private open space. Second Floor level:- revised north elevation and general layout changes to accommodate removal of 2 no. two-bedroom apartment units and their replacement with 3 No. (average 53m²) one-bedroom apartment units and private open space.
WEB2954/26	Application declared invalid	11 Aug 2026	—	241 m	PROTECTED STRUCTURE: Modification to previously granted planning reference no. 4026/23 obtained for the change-of-use of existing 2 & 3 storey (over basement) former school building and split into new use of offices and residential apartments accommodation, increasing the building height to permit the construction of stairwell and rooftop 35m² communal amenity area, also and lowering of the existing basement floor level and include the construction of a new exterior staircase accessing the basement area (from Manor Street). The demolition of the existing former 'stage' area, basement area & existing 3 storey elements & undertake new replacement building accommodation of a new three storey element with basement & communal rooftop amenity area extension to Manor Street façade and new external elevational treatments, rooftop PV solar array, also undertake all necessary internal / external demolition & alterations works inclusive of all associated site work & ancillary accommodation. Modifications proposed are as follows: Basement Level:- revised internal layout of bike storage and lock up area. Ground Floor level:- revised north elevation and general layout changes to accommodate reduction of office accommodation to 85.38m² and the construction of a 148.72m² two-bedroom apartment unit and private open space. First floor level:- revised north elevation and general layout changes to accommodate removal of the office area mezzanine level and its full integration into the first floor level layout and the construction of a 134m² two-bedroom apartment unit and private open space. Second Floor level:- revised north elevation and general layout changes to accommodate removal of 2 no. two-bedroom apartment units and their replacement with 3 No. (average 53m²) one-bedroom apartment units and private open space.
WEB2192/26	Grant permission	8 Jul 2026	—	245 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.
WEB2022/26	Grant retention permission	22 Jun 2026	—	303 m	RETENTION: Retention permission for alterations & extension to our dwelling to include approx. 7sqm extension to ground floor including elevational changes to the rear of our property, together with all associated and ancillary site works @ 107 Oxmantown Road, Stoneybatter, Dublin 7, D07VR6W.
WEB1980/26	Refuse permission	19 Jun 2026	1	249 m	The development will consist of the construction of a two-storey, two-bedroom end of terrace dwelling, including adaptation of the existing boundary wall, a rear landscaped courtyard, and all associated site and ancillary works.
WEB5224/25	Refuse retention permission	12 Jun 2026	—	76 m	RETENTION PERMISSION : PROTECTED STRUCTURE: I, Dublin Outcasts, intend to apply for retention permission for development at this site, Clarkes City Arms, 55 Prussia Street, Dublin 7, within the curtilage of a protected Structure RPS No. 6874 The development will consist of the following siteworks. 1. The 3 number outdoor food outlets are operating side yard presently. 2. The Sauna business is operating at the side yard presently. 3. The outdoor dining area with a roofed structure, table and chairs is provided at the side yard presently.
WEB2259/25	Refuse permission	2 Jun 2026	1	199 m	The development will consist of a new detached three storey mews apartment to the rear garden of the existing house. Also a new pedestrian entrance access to side of the existing house with bike and bin storage replacing the single storey garage. Also included are all associated siteworks.

Appeals

ACP case	Type	Outcome	Decided	Distance
501668	Planning Appeal	Refused	20 Oct 2026	249 m
324665	—	pending	16 Sept 2026	10 m
502053	—	pending	7 Sept 2026	401 m
500989	Planning Appeal	Refused	9 Jun 2026	414 m
501302	Planning Appeal	Invalid	7 May 2026	367 m
500599	Planning Appeal	Refused	9 Apr 2026	400 m
323790	Referral	Other	5 Feb 2026	414 m
322349	Planning Appeal	Granted with conditions	6 Aug 2025	401 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

21 Sept 2026 New application · observations close 27 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 4 Oct 2026, 23:38. Not legal advice — confirm the deadline with Dublin City Council before relying on it.