Observation pack · Fingal County Council

2 The Cottage Hospital, Lower Main Street, Rush, Co. Dublin. K56FD82

Planning Permission is sought for construction upper storey bedroom extension to rear, and associated site…

Observations close 28 Oct 2026 window closed

5 weeks from receipt (received 23 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: F26A/0869E · full record
Authority: Fingal County Council
Status: Registration
Site area: 158 m²
Received: 23 Sept 2026

The council’s feed cuts this description short. The full text 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/0869E.
Write your observation.Quote F26A/0869E 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 28 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.
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
	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
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 facilities	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.

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

Source	Licence	Fetched	Link
Fingal County Council development plan zoning	—	11 Sept 2026, 15:18	open

Designations on or near the site within 100 m

NIAH-recorded building × 2
water pump · house
Radon risk area × 1
About 1 in 20 homes in this area is likely to have high radon levels
Record of Protected Structures × 2
The Thatch · St. Peters

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
F25A/1189E	Grant permission	26 Aug 2026	426 m	Planning Permission to replace the 4 bedrooms 1880 cottage & its 1962
F25A/1218E	Grant time ext (3 months) ai	22 Jul 2026	186 m	The Educena Foundation intend to apply for planning permission at St.
F26A/0434E	Grant permission	16 Jul 2026	274 m	The development will consist of the construction of a detached dormer
F26A/0403E	Grant permission	7 Jul 2026	406 m	Planning permission for attic conversion with roof windows to front to
F26A/0391E	Invalid application due to site notice	25 May 2026	274 m	The development will consist of the construction of a detached dormer
F26A/0361E	Withdraw application	20 May 2026	406 m	Fingal County Council I Luis Miguel intend to apply for Planning perm
F26A/0092	Refuse permission	2 Apr 2026	428 m	Permission for a dormer dwelling accessed through
F26A/0145E	Invalid application	4 Mar 2026	323 m	Planning permission is sought for retention for alterations to previou

Appeals

ACP case	Type	Outcome	Decided	Distance
502350		open	27 Oct 2026	231 m
502314	Planning Appeal	Invalid	15 Oct 2026	231 m
324034	Appeal - LRD	Granted with conditions	22 Apr 2026	378 m
323117	Planning Appeal	Refused	30 Oct 2025	426 m
321548	Planning Appeal	Granted with conditions	1 May 2025	450 m
321078	Planning Appeal	Refused	28 Feb 2025	96 m
316053	Planning Appeal	Refused	19 Dec 2024	246 m
320471	Final Map Appeal	Other	8 Oct 2024	319 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

23 Sept 2026 New application · observations close 28 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 23 Oct 2026, 09:21. Not legal advice — confirm the deadline with Fingal County Council before relying on it.