Observation pack · Galway City Council

4 Shantalla Road , Galway , Galway

Permission for development which consists of: planning permission for the removal/demolition of existing sub-standard ground and first floor level rear extensions and construction of new ground and first floor level rear extension together with associated site works

Observations close 27 Oct 2026 19 days left

5 weeks from receipt (received 21 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 15 Nov 2026

The application

Reference: 2660343 · full record
Authority: Galway City Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 1
Floor area: 140 m²
Site area: 217 m²
Received: 21 Sept 2026
We first saw it: 29 Sept 2026, 23:03
Decision due: 15 Nov 2026
Decision: N/a

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 http://www.eplanning.ie/GalwayCity/AppFileRefDetails/2660343/0.
Write your observation.Quote 2660343 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 27 Oct 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	GI-001:DP: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	GI-002:DP: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.

Sources: GALWAYCITY GI-001:DP:galway-city-development-plan-2023-2029, GALWAYCITY GI-002:DP:galway-city-development-plan-2023-2029-variations-1-2-3 · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
GALWAYCITY GI-001:DP:galway-city-development-plan-2023-2029	—	27 Sept 2026, 19:37	open
GALWAYCITY GI-002:DP:galway-city-development-plan-2023-2029-variations-1-2-3	—	4 Oct 2026, 23:04	open

Designations on or near the site

NIAH-recorded building × 1
house

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660025	Refused	11 Aug 2026	1	216 m	Permission for development which consists of: construction of a 2 storey and single storey side extension and all associated works.
2660091	Conditional	16 Jul 2026	0	384 m	Permission for development which consists of: change of use from existing retail store, to assembly theater space, including adapting existing storage space to disability access toilet, upgrading roof and fenestration finishes. Application includes various internal alterations and upgrades, and works to all site services
2560380	Conditional	15 Jul 2026	0	361 m	Permission for development which consists of: The refurbishment and extension of the McLaughlin Building (a Protected Structure RPS Ref. 7406 Former Mill - NUIG) for educational use including associated academic teaching and study spaces; administrative areas; staff and student welfare facilities; café and ancillary plant and storage areas. The McLaughlin Building occupies the site of a 17th Century causeway (a Recorded Monument GA094-100033) situated on the Eglinton Canal/Gaol River (a Protected Structure RPS Ref. 8501 Rivers/Waterways) and contains a series of culverts beneath the building. The proposed works to the McLaughlin Building will include the removal of the mid- to late-20th Century roof and fifth floor level (approx. 374.1 sqm gross floor area (GFA)); and the construction of two additional floors, resulting in an overall increase in height of the building from 5 storeys to 6 storeys (with maximum proposed height of 30.03 m AOD, c. 23.22m above proposed ground floor level). The proposed works will result in an increase in GFA from 2,962.17 sqm to 3,962.7 sqm. Further interventions to the McLaughlin Building will include: • Removal of existing mid- to late 20th Century building fabric the south-west corner to be replaced with an ESB Substation and Switchroom at ground floor level overclad with perforated aluminium panels to match proposed new aluminium curtain walling with glazed openings on upper levels. • Provision of a new external stair and lift core on the north elevation. • Removal of selected areas of the late 20th Century internal steel frame and concrete slabs, provision of new foundations in selected areas, new ground floor slab build-up throughout and new structural frame to support the additional floors. • Existing 20th Century windows and doors to be replaced with new thermally broken aluminium doors and windows to match existing openings, and repair of window reveals and cills. • Creation of new entrance on the northern elevation (incorporating two original window openings); enlargement of three existing openings at ground floor level of southern elevations and alterations to two window and door openings to provide compliant door openings to the new escape stair to the northern elevation. • Removal of cement render and retention and repair of original rubble and limestone masonry walls. • Removal of mid to late 20th Century extension to the northern elevation. • Removal of non-original subdivisions and provision of new
2660160	Conditional	10 Jul 2026	1	481 m	Permission for development which consists of: Retention permission for minor modifications to existing dwelling as constructed, to include all site services and layout all at 12 Averard West, Taylors Hill, Galway, H91 A3HE.
2560329	Conditional	17 Jun 2026	1	198 m	Permission for development which consists of: to construct part single and part 2-storey extension at the rear of their dwelling house, new roof light on rear roof, alterations to side elevation, internal alterations and all ancillary site works
2660118	Refused	29 May 2026	0	110 m	Permission is being sought by The Lion's Tower Limited for the change of use of an existing Order of Malta community building to a guesthouse, the amalgamation of this building with the adjoining guesthouse at No.19 St. Helen’s Street, the construction of a new pitched roof, the provision of 4 no. en-suite guest bedrooms, associated internal alterations, minor elevational changes to the front and side elevations and all ancillary and associated works at 20 St. Helen's Street Galway.
269	Unconditional	22 May 2026	0	292 m	Permission for development which consists of: Extension of Duration - construction of a standalone detached house 2 storey in height and associated services {planning ref 20/9 ABP 308344}
2660099	Conditional	14 May 2026	1	466 m	Permission for development which consists of: construction of a two storey extension to the rear, external insulation to the front elevation of the house, minor elevational changes and all associated works

Appeals

ACP case	Type	Outcome	Decided	Distance
501486	—	Refused	26 Aug 2026	61 m
501824	—	pending	5 Aug 2026	361 m
501061	—	Refused	14 Jul 2026	327 m
501601	—	pending	24 Jun 2026	110 m
501594	—	Invalid	22 Jun 2026	110 m
501410	—	pending	26 May 2026	14 m
322352	—	Refused	18 Jul 2025	360 m
318880	—	Granted with conditions	20 Jun 2025	386 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
21 Sept 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 29 Sept 2026, 23:03. Not legal advice — confirm the deadline with Galway City Council before relying on it.