Observation pack · Fingal County Council

64 Verbena Avenue, Sutton, Dublin 13, D13 K5A2

The development will consist of amending the existing hipped roof to a

Observations close 17 Sept 2026 5 days left

5 weeks from receipt (received 13 Aug 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 7 Oct 2026

The application

Reference: F26A/0731E · full record
Authority: Fingal County Council
Type: Permission
Status: Referral
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 239 m²
Received: 13 Aug 2026
We first saw it: 11 Sept 2026, 15:18
Decision due: 7 Oct 2026
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.Drawings, planning statement and site notices are at https://planning.agileapplications.ie/fingal/application-details/?ref=F26A/0731E.
Write your observation.Quote F26A/0731E 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. Fingal County Council takes it online with the submission or at the counter.
Submit before 17 Sept 2026.Online through the register above, or in writing to the Planning Department, Fingal County 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
	RS - Residential: Ensure that any new development in existing areas would have a minimal impact on and enhance existing residential amenity.	FINGAL_DP_OWN	— → —
	RD - Road: N/A	FINGAL_DP_OWN	— → —
R2 Existing residential	RS - Residential: Provide for residential development and protect and improve residential amenity	Fl-001:DP:the-fingal-development-plan-2023-2029	5 Apr 2023 → 5 Apr 2029

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.

Sources: FINGAL FINGAL_DP_OWN, FINGAL FINGAL_DP_OWN, FINGAL Fl-001:DP:the-fingal-development-plan-2023-2029 · fetched 11 Sept 2026, 15:18

Source	Licence	Fetched	Link
FINGAL FINGAL_DP_OWN	—	11 Sept 2026, 15:18	—
FINGAL FINGAL_DP_OWN	—	11 Sept 2026, 15:18	—
FINGAL Fl-001:DP:the-fingal-development-plan-2023-2029	—	11 Sept 2026, 15:17	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

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
F26A/0698E	Invalid application	12 Aug 2026	0	0 m	The development will consist of amending the existing hipped roof to a
F26A/0515E	Grant permission	7 Aug 2026	0	80 m	Planning Permission for attic conversion with hip to gable roof and do
F26A/0438E	Refuse permission	20 Jul 2026	0	467 m	for the demolition of existing detached garage and the building of a n
F26A/0424E	Grant permission	9 Jul 2026	0	219 m	The development will consist of the construction of a new single store
WEB2047/26	Grant permission and retention permission	24 Jun 2026	—	434 m	PERMISSION & RETENTION. CHANGE OF USE. Mr Eugene Mc Nulty & Ms Arleen Folan Intend to apply for Retention & Permission For development at 9 Kilbarrack Avenue, Dublin 5, Raheny, D05 VK52The development will consist of -Retention planning permission is sought for the change of use from garage to utility room & store with new window to front elevation in place of garage door. Planning permission is also sought for works to existing detached bungalow at 9 Kilbarrack Ave. Raheny, Dublin 5 comprising of; (1) single storey flat roof rear extension to form rear hall & wc, (2) new pitched roof rear extension to form new living area, (3) new roof configuration to complete rear of the property with no increase in existing ridge height, (4) construction of first floor roof space to form new bedroom, wardrobe, en suite and store room with new flat roof dormer to the rear elevation and 5 no. new velux roof windows on roof. (5) retention of change of use from garage to utility room & store.
F26A/0322E	Grant permission	15 Jun 2026	0	325 m	New single storey granny flat extension to the side of existing dwelli
5111/26	Grant retention permission	12 Jun 2026	—	358 m	RETENTION: Retention planning permission for conversion of the attic space at 57 Kilbarrack Avenue, Kilbarrack, Dublin 5, D05 V8P9, to a bedroom with en-suite bathroom accessed from the ground floor of the house.
F26A/0300E	Grant permission	9 Jun 2026	0	418 m	Planning permission for attic conversion with hip to gable roof and do

Appeals

ACP case	Type	Outcome	Decided	Distance
500413	Planning Appeal	Granted	5 May 2026	472 m
323162	Planning Appeal	Granted with conditions	27 Nov 2025	476 m
323377	Planning Appeal	Granted with conditions	19 Nov 2025	377 m
320164	Railway Order Application	Other	19 Aug 2025	231 m
315533	Planning Appeal	Refused	17 Apr 2024	346 m
315370	Planning Appeal	Refused	17 Apr 2024	342 m
315571	Planning Appeal	Refused	17 Apr 2024	345 m
316115	Planning Appeal	Other	26 Jul 2023	335 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

13 Aug 2026 New application · observations close 17 Sept 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 11 Sept 2026, 15:18. Not legal advice — confirm the deadline with Fingal County Council before relying on it.