Observation pack · Galway City Council

145 Seacrest , Knocknacarra , Galway

Permission for development which consists of: a) demolish existing rear utility and boiler house and to construct new rear and side extensions and to construct first floor side extension over existing single storey residential ground floor with internal alterations to ground and first floor and elevation changes b) to reduce existing rear garden level to construct shed and to complete kerbing and revised parking layout to front driveway and all associated services

Observations close 26 Nov 2026 11 days left

5 weeks from receipt (received 22 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 16 Dec 2026

The application

Reference: 2634 · full record
Authority: Galway City Council
Type: PERMISSION
Status: NEW APPLICATION
Units: 1
Floor area: 55 m²
Site area: 349 m²
Received: 22 Oct 2026
Decision due: 16 Dec 2026

How to submit an observation

Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/GalwayCity/AppFileRefDetails/2634/0.
Write your observation.Quote 2634 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. Galway City Council takes it online with the submission or at the counter.
Submit before 26 Nov 2026.Online through the register above, or in writing to the Planning Department, Galway 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
R3 Rural cluster	Residential: To provide residential development and for associated support development, which will ensure the protection of existing residential amenity and will contribute to sustainable residential neighbourhoods	galway city development plan 2023 2029	4 Jan 2023 → 4 Jan 2029
R3 Rural cluster	Residential: To provide residential development and for associated support development, which will ensure the protection of existing residential amenity and will contribute to sustainable residential neighbourhoods	galway city development plan 2023 2029 variations 1 2 3	4 Jan 2023 → 4 Jan 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: Galway City Council development plan zoning · fetched 4 Oct 2026, 23:04

Source	Licence	Fetched	Link
Galway City Council development plan zoning	—	4 Oct 2026, 23:04	open

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660293	Conditional	7 Oct 2026	1	298 m	Permission for development which consists of: To Retain a) The Partial Conversion of Existing House to Granny Flat; b) Alterations to previously granted Elevations, granted under Planning Ref. No. 04/158; c) Alterations to previously granted Garage Elevations, granted under Planning Ref. No. 04/158; d) Alterations to previously granted Site Layout, granted under Planning Ref. No. 04/158; and all associated works
2660240	Conditional	25 Aug 2026	1	461 m	Permission for development which consists of: Construction of a single-storey extension to rear of existing house, demolition of existing shed, widening of site entrance and all associated site works.
2660070	Conditional	29 Apr 2026		199 m	Permission for development which consists of: This development/works will consist of: (A) Reconfiguration of the existing ground floor layout. (B) To include all associated reconfigurations of external doors and windows. (C) Reconfiguration of the first-floor level front elevation windows. (D) All associated changes to external elevations. (E) All associated building works and site works
2660055	Conditional	22 Apr 2026	1	475 m	Permission for development which consists of: The development will consist of the following: 1. Construction of a single storey extension to the side and rear of the existing house to provide a bedroom / office room, service & utility rooms & enlarged kitchen & dining area. 2. Elevational changes to the front elevation. 3. All associated site development works
2660012	Conditional	20 Mar 2026		184 m	Permission for development which consists of retention: this development/works to be retained are: (A) Alterations and widening of the vehicle access through the front site boundary wall, to the front of the existing house. (B) All associated building works and site works.
2560382	Conditional	20 Feb 2026		137 m	Permission for development which consists of: retention permission sought from Galway City Council by R. & E. Hartmann at Valhalla, Barna Road, Galway, H91WNX9. The development will consist of (1) permission sought for Retention of existing railings to front boundary wall and (2) All associated site works and services
2560295	Conditional	13 Nov 2025	1	241 m	Permission for development which consists of: retention permission to retain an existing shed for use as a store, and to retain and complete an extension to same shed for use as a gym and sauna
2560225	Conditional	11 Sept 2025	2	22 m	Permission for development which consists of: planning permission to sub-divide, alter and extend the existing group home to create two semi-detached group homes with associated external stores and site works.

Appeals

ACP case	Outcome	Decided	Distance
500403	Granted	24 Mar 2026	241 m
322412	Granted with conditions	1 Sept 2025	137 m
322355	Invalid	23 Apr 2025	137 m
321099	Refused	8 Apr 2025	241 m
319590	Granted with conditions	3 Apr 2025	342 m
318770	Refused	21 Jun 2024	387 m
317804	Refused	28 May 2024	138 m
312779	Refused	11 May 2023	138 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

22 Oct 2026 New application · observations close 26 Nov 2026
22 Oct 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 11 Nov 2026, 23:00. Not legal advice — confirm the deadline with Galway City Council before relying on it.