Observation pack · South Dublin County Council

Site at junction of Citywest Road and Garter Avenue, Citywest, Dublin 24

Residential development of 112 dwellings comprised of: 90 two storey houses consisting of 10 four bed detached houses, 2 three bed detached houses, 8 four bed semi-detached houses, 2 three bed detached houses, 8 four bed semi-detached houses, 42 three bed semi-detached houses and 28 three bed mid-terrace houses along with 22 one and two bed apartments in a four storey apartment building. The proposed development includes all associated site development and infrastructural works, car parking, bin storage, open spaces and landscaping. Access to the development will be via two vehicular entrances from Garter Avenue. All on a site of 3.74ha bounded to the east by the N82 Citywest Road, to the north-west by Garter Avenue and to the south by lands that will be developed as a Neighbourhood Park (permitted under Reg.Ref. SD15A/0127) in accordance with the Fortunestown Local Area Plan 2012.

Observations close 30 Oct 2026 5 days left

5 weeks from receipt (received 25 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 19 Nov 2026

The application

Reference: SD16A/0210/FEP1 · full record
Authority: South Dublin County Council
Type: Further Extension of Duration of Permission
Status: Recommended Decision
Applicant: not published by the national dataset — see the council register
Units: 112
Floor area: —
Site area: 3.68 ha
Received: 25 Sept 2026
We first saw it: 7 Oct 2026, 01:19
Decision due: 19 Nov 2026
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

Read the file on the council register.Drawings, planning statement and site notices are at https://planning.agileapplications.ie/southdublin/application-details/71092.
Write your observation.Quote SD16A/0210/FEP1 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. South Dublin County Council takes it online with the submission or at the counter.
Submit before 30 Oct 2026.Online through the register above, or in writing to the Planning Department, South Dublin 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
R1 New residential	RES-N: To provide for new residential communities in accordance with approved area plans	south dublin county development plan 2022 2028	8 Mar 2022 → 8 Mar 2028
R1 New residential	RES-N: To provide for new residential communities in accordance with approved area plans	south dublin county development plan 2022 2028	8 Mar 2022 → 8 Mar 2028
R1 New residential	RES-N: To provide for new residential communities in accordance with approved area plans	south dublin county development plan 2022 2028	8 Mar 2022 → 8 Mar 2028
R2 Existing residential	RES: To protect and/or improve residential amenity	south dublin county development plan 2022 2028	8 Mar 2022 → 8 Mar 2028
R2 Existing residential	RES: To protect and/or improve residential amenity	south dublin county development plan 2022 2028	8 Mar 2022 → 8 Mar 2028

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: South Dublin County Council development plan zoning · fetched 11 Sept 2026, 23:18

Source	Licence	Fetched	Link
South Dublin County Council development plan zoning	—	11 Sept 2026, 23:18	open

Designations on or near the site

Radon risk area × 1
About 1 in 20 homes in this area is likely to have high radon levels
Recorded monument × 1
Habitation site
OPW flood extent nearby floodinfo.ie
Shown as a flag only — the OPW licence does not allow us to redistribute the extent.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
SD26B/0274W	Grant permission	22 Sept 2026	—	80 m	An attic conversion , including a dormer window to the rear , 4 no roof lights to the rear elevation and a new window in the gable end wall , and all associated site works.
SD26A/0164W	Grant permission	31 Aug 2026	—	305 m	Removal of the existing revolving entrance door and the construction of a new entrance lobby incorporating automatic double sliding doors to the principal entrance of the building. All associated works.
SD16A/0210/FEP	Grant further ext. of duration of permission	24 Aug 2026	112	0 m	Residential development of 112 dwellings comprised of: 90 two storey houses consisting of 10 four bed detached houses, 2 three bed detached houses, 8 four bed semi-detached houses, 2 three bed detached houses, 8 four bed semi-detached houses, 42 three bed semi-detached houses and 28 three bed mid-terrace houses along with 22 one and two bed apartments in a four storey apartment building. The proposed development includes all associated site development and infrastructural works, car parking, bin storage, open spaces and landscaping. Access to the development will be via two vehicular entrances from Garter Avenue. All on a site of 3.74ha bounded to the east by the N82 Citywest Road, to the north-west by Garter Avenue and to the south by lands that will be developed as a Neighbourhood Park (permitted under Reg.Ref. SD15A/0127) in accordance with the Fortunestown Local Area Plan 2012.
SD26B/0260W	Grant permission	24 Aug 2026	—	181 m	Single-storey extension to the front of the main house and a family flat to the side, and any ancillary works required to facilitate the development.
SD26A/0159W	Grant permission	20 Aug 2026	—	361 m	The development will consist of internal alterations to facilitate the sub-division of an existing vacant (with a floorspace of approximately 171.25 sq.m) into two separate retail units of approximately 92 sq.m GFA (Unit 14A) and approximately 60 sq.m GFA (Unit 14B), respectively together with the installation of a new shopfront to enable own door access to each of the proposed units internally within the shopping centre mall. Internal alterations to the floor plan layout include the provision of an emergency escape route / corridor serving both units that connect with an existing emergency escape corridor that exits the shopping centre building externally to the south of the subject units.
SD26B/0315W	Grant permission	13 Aug 2026	—	484 m	Construction of a 36 sq.m garden room in the rear garden for use as a games room and office.
SD26A/0139W	Grant permission	6 Aug 2026	—	311 m	Change of use of first floor Unit 1(b) with a floor area of 145 sq.m from its permitted Commercial (Office) use (under planning Ref. SD03A/0857) to a Community Centre use.
ED26/0065	Declared exempt	4 Aug 2026	—	389 m	Internal alterations to provide new layout at ground floor, provision of new door to rear facade to access terrace, minor amendments to front elevation of unit to provide new power assist entry door and All ancillary works.

Appeals

ACP case	Type	Outcome	Decided	Distance
319624	Planning Appeal	Refused	21 Oct 2024	0 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

25 Sept 2026 New application · observations close 30 Oct 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 7 Oct 2026, 01:19. Not legal advice — confirm the deadline with South Dublin County Council before relying on it.