Observation pack · Galway City Council
102 Bohermore , Galway , Co. Galway
Permission for development which consists of: Planning permission for change of use of an existing ground floor office to residential, including alteration of front elevation associated with same at No. 102 Bohermore, Galway, H91 F3F4
Observations close 23 Nov 2026 9 days left
5 weeks from receipt (received 19 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 13 Dec 2026
The application
- Reference
- 2660382 · full record
- Authority
- Galway City Council
- Type
- PERMISSION
- Status
- NEW APPLICATION
- Units
- 1
- Floor area
- 35 m²
- Site area
- 290 m²
- Received
- 19 Oct 2026
- Decision due
- 13 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/2660382/0.
- Write your observation.Quote
2660382at 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 23 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 |
|---|---|---|---|---|---|
| 2660334 | Refused | 5 Nov 2026 | 184 m | Permission for development which consists of: PERMISSION for a change of use of an external garden-centre area, (previously Atlantic Homecare, now disused), to accommodate the erection of a single storey structure, containing two covered padel courts with associated facilities, all located adjacent to the rear of our existing leisure/indoor recreational unit. The development will include all ancillary works to facilitate the two courts, including interalia: site works and internal fit out works, and including access to/from our leisure/indoor recreational unit, | |
| 2660319 | Conditional | 23 Oct 2026 | 333 m | Permission for development which consists of: the Material Alteration and Amalgamation of 2no. existing ground floor retail Mall units: unit 56/59 & unit 55 to form a single retail unit 55/59 accessed from within the shopping centre Mall with existing shopfronts and existing external escape doors on the North East side elevation, internal modifications, new Mall shopfront signage and all associated works necessary to facilitate the development. | |
| 2660309 | Refused | 16 Oct 2026 | 245 m | Permission for development which consists of: permission is sought for the retention of an access door/gate way located at the rear boundary wall of an existing dwelling providing access to the adjoining property and for all associated site works and services | |
| 2660294 | Refused | 8 Oct 2026 | 469 m | Permission for development which consists of: The development consists of the following: (1) The retention of the change of use of the existing ground floor premises from a retail unit to a café. (2) The retention of internal alterations associated with café use, including the provision of internal seating areas, ice-cream service counter, sinks and associated fixtures. (3) The retention of works carried out to the front façade of the premises, including: a) The installation of a new canopy to the front façade, b) The installation of new signage to the front façade c) Alterations made to the external elevation of the premises. The proposed development comprises works to a Protected Structure (RPS No. 11001). | |
| 2660292 | Refused | 7 Oct 2026 | 324 m | Permission for development which consists of: The development will consist of the construction of a new single storey drive-through hatch to the rear elevation (north facing) of the coffee shop, reposition of external door to the rear elevation (north facing) as per previous granted planning application reference number: 25/60202, new advertisement signage to ground floor fascia to the rear elevation (north facing), reconfiguration of existing carpark, to include new vehicle circulation route and collection point, including the reconfiguration of existing pedestrian pathways and landscape all to be located in the existing carpark site to the north east site at Galway Shopping Centre carpark, at this address in accordance with the drawings as submitted | |
| 2660283 | Refused | 29 Sept 2026 | 277 m | Permission for development which consists of: retention of the front elevation of the property which has been altered as part of a change of use from commercial use to a dwelling | |
| 2560383 | Conditional | 16 Sept 2026 | 452 m | Permission for development which consists of: planning permission for the retention of staff areas at first-floor level. Permission is also sought for the provision of 5 No. new apartments, by way of revising the existing internal layout. Permission is also sought to include new roof lighting, ancillary storage areas, and associated roof-level amenity space at 36 Eyre Square, Galway, H91 T2CX. | |
| 2560398 | Conditional | 9 Sept 2026 | 1 | 315 m | Permission for development which consists of: Fahy Monumental Works is applying for planning permission to amalgamate existing showroom area with part of the adjoining commercial unit at ground level, former Richard Walsh Cycles and for change of use of part of the ground floor and the existing repair workshop on the first floor to a three bedroom apartment including changes to elevations and necessary works |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 501206 | Refused | 22 Oct 2026 | 132 m | |
| 501778 | Refused | 8 Oct 2026 | 94 m | |
| 502154 | pending | 23 Sept 2026 | 271 m | |
| 501194 | Invalid | 21 Apr 2026 | 132 m | |
| 322166 | Granted with conditions | 3 Oct 2025 | 331 m | |
| 318992 | Granted with conditions | 26 Sept 2025 | 486 m | |
| 323550 | open | 3 Sept 2025 | 361 m | |
| 319670 | Granted with conditions | 22 Aug 2025 | 64 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
- 19 Oct 2026 New application · observations close 23 Nov 2026
- 19 Oct 2026 Decision
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 28 Oct 2026, 01:34. Not legal advice — confirm the deadline with Galway City Council before relying on it.