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Observation pack · Fingal County Council

14 Abbey Street,, Howth,, Co. Dublin, D13 EY77

Permission is being sought on behalf of Honey & Hope Ltd for planning permission for development at this site; 14 Abbey Street, Howth, Co. Dublin. The proposed development will consist of (1) change o

Observations close 23 Oct 2026 5 days left
5 weeks from receipt (received 18 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference
F26A/0854E · full record
Authority
Fingal County Council
Type
—
Status
Registration
Applicant
Honey & Hope Ltd
Units
—
Floor area
—
Site area
78 m²
Received
18 Sept 2026
We first saw it
6 Oct 2026, 23:44
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

  1. Read the file on the council register.Drawings, planning statement and site notices are at https://planning.agileapplications.ie/fingal/application-details/?ref=F26A/0854E.
  2. Write your observation.Quote F26A/0854E 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.
  3. 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.
  4. Submit before 23 Oct 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.
  5. 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

CodeObjectivePlanIn force
TC - Town and District Centre: Maintain and build on the accessibility, vitality and viability of the existing Urban Centres in the County. Develop and consolidate these Centres with an appropriate mix of commercial, recreational, cultural, leisure and residential uses, and to enhance and develop the urban fabric of these Centres in accordance with the principles of urban design, conservation and sustainable development. Retail provision will be in accordance with the County Retail Strategy, enhance and develop the existing urban fabric, emphasise urban conservation, and ensure priority for public transport, pedestrians and cyclists while minimising the impact of private car based traffic. In order to deliver this vision and to provide a framework for sustainable development, Urban Centre Strategies will be prepared for centres in accordance with the Urban Fingal Chapter objectives.Fingal County Council development plan—
RD - Road: N/AFingal County Council development plan—
M2
Major town centre
TC - Town and District Centre: Protect and enhance the special physical and social character of town and district centres and provide and/ or improve urban facilitiesthe fingal development plan 2023 20295 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.

Source: Fingal County Council development plan zoning · fetched 11 Sept 2026, 15:18
SourceLicenceFetchedLink
Fingal County Council development plan zoning—11 Sept 2026, 15:18open

Designations on or near the site

  • Architectural Conservation Area × 1
    Howth Historic Core ACA
  • NIAH-recorded building × 7
    Saint Mary's Abbey · house · house
  • Radon risk area × 2
    About 1 in 10 homes in this area is likely to have high radon levels · About 1 in 20 homes in this area is likely to have high radon levels
  • Record of Protected Structures × 2
    St. Mary's Abbey (in ruins) · “The Old College” (Howth College)
  • Recorded monument × 11
    Church · Ritual site - holy well · Tomb - effigial

Nearby precedents within 500 m, last 5 years

Decisions

ReferenceDecisionDecidedUnitsDistanceDescription
F26A/0609ERefuse permission31 Aug 20260124 m(i) partial change of use, with associated internal reconfiguration, o
F26A/0587Grant permission25 Aug 20260284 m1) The demolition of an existing single storey garage and carport to t
F25A/1085EGrant permission14 Aug 20260130 mAlterations to Front Garden and Boundary Wall to Provide Part M Compli
F26A/0395EGrant permission6 Jul 20260171 mProposed (1) single storey extensions to front, side & rere, & (2) gro
F25A/1068EGrant permission29 Jun 20260427 mRefurbishment, modernisation and extension of the existing buildings.
F26A/0304EGrant permission & grant retention11 Jun 20260135 mRetention permission and permission for alterations to a residential d
F26A/0437EInvalid application28 May 20260206 m1 no. 2-storey, 2 bed detached houes with 1 no. skylight and 1 no. cle
F26A/0165EGrant permission27 May 20260162 mChange of use of existing building at ground floor level from Cafe / W

Appeals

ACP caseTypeOutcomeDecidedDistance
502175Planning Appealopen28 Sept 2026124 m
500428Planning AppealRefused1 Apr 2026370 m
323625Planning AppealGranted with conditions2 Jan 2026426 m
319423Planning AppealRefused25 Jun 2025325 m
322573Leave to Appeal S37(6)pending20 May 2025362 m
316294Planning AppealGranted with conditions9 Aug 2024141 m
314487Planning AppealGranted with conditions30 Jul 2024153 m
314605Planning AppealGranted with conditions19 Mar 2024185 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

  • 18 Sept 2026 New application · observations close 23 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 6 Oct 2026, 23:44. Not legal advice — confirm the deadline with Fingal County Council before relying on it.