Observation pack · South Dublin County Council

Site at Edmondstown Road, Rathfarnham, Dublin 16, D16 P685

Demolition of existing derelict outbuilding (approximately 95m²) and the construction of 3 no. dwelling houses as follows; 1 no. Type A: Detached, 352m², 2-storey, 5-bedroom dwelling with single storey projecting elements to front (west). 2 no. Type B: Detached, 132m², 2-storey + attic dormer, 3-bedroom dwellings. New site boundary treatments will consist of: 1.8m high concrete block wall with neighbouring sites to north and south. Concrete retaining wall to required areas at base of neighbouring sloped land bank to east. Stabilising and repair works to stone wall on western boundary with Edmondstown Road, removal of existing metal fence to top of wall and new 1.5m high timber fence built inside wall. Existing vehicular entrance to be narrowed and existing gates replaced with timber gates, with refuse area incorporated inside vehicular entrance. All associated site works including new access road, parking spaces to dwellings, garden boundaries, lighting, drainage and landscaping.

Observations close 21 Sept 2026 9 days left

5 weeks from receipt (received 17 Aug 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 12 Oct 2026

The application

Reference: SD26A/0198W · full record
Authority: South Dublin County Council
Type: Permission
Status: Valid
Applicant: not published by the national dataset — see the council register
Units: —
Floor area: 616 m²
Site area: 1,417 m²
Received: 17 Aug 2026
We first saw it: 11 Sept 2026, 18:51
Decision due: 12 Oct 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/70850.
Write your observation.Quote SD26A/0198W 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 21 Sept 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
R2 Existing residential	RES: To protect and/or improve residential amenity	SD-001:DP: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: SDCC SD-001:DP:south-dublin-county-development-plan-2022-2028 · fetched 11 Sept 2026, 23:18

Source	Licence	Fetched	Link
SDCC SD-001:DP:south-dublin-county-development-plan-2022-2028	—	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
OPW flood extent nearby floodinfo.ie
Shown as a flag only — the OPW licence does not allow us to redistribute the extent.

1 layer present but masked: flood_cfram — source licence forbids redistribution (CC-BY-NC-ND); shown as a boolean and a link only

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
SD26B/0178W	Seek clarification of additional information	24 Jul 2026	—	227 m	Construction of new double storey side extension and single storey rear extension and associated works. The ground floor side extension consists of family granny flat, first floor side extension consists of a bedroom, ensuite and utility room and rear extension is an extension of the kitchen.
SD26B/0265W	Grant permission	9 Jul 2026	—	382 m	Conversion of the existing side garage into habitable space, including the replacement of the existing roof with a pitched roof, together with the construction of a front porch and minor alterations to the existing ground floor layout; widening of the existing vehicular entrance.
SD26B/0223W	Grant permission	29 Jun 2026	—	235 m	Attic conversion for habitable use incorporating a dormer window to the front, two rooflights to the rear, and a new side gable window with the construction of a single-storey flat roof extension to the rear.
D26B/0362/WEB	Declare application invalid	24 Jun 2026	—	179 m	The development will consist of alterations to the existing dwelling, including
SD26B/0245W	Invalid - site notice	29 May 2026	—	382 m	Conversion of the existing side garage into habitable space, including the replacement of the existing roof with a pitched roof, together with the construction of a front porch and minor alterations to the existing ground floor layout. The development will also include the widening of the existing vehicular entrance
SD25B/0700W	Grant permission	12 Feb 2026	—	442 m	The demolition of existing single storey porch and construction of new enlarged flat roofed porch to front and all associated site works.
SD25B/0611	Grant permission & grant retention	20 Jan 2026	—	394 m	The development for retention consists of a vehicular entrance to the front, and the development for planning permission will consist of a single storey extension to the rear.
SD25B/0644W	Grant permission	16 Jan 2026	—	397 m	The conversion of existing attic space comprising of the modifications and extending existing roof structure, raising existing gable wall to form roof, removal of chimney, dormer to the rear and new access stairs

Appeals

ACP case	Type	Outcome	Decided	Distance
500960	Planning Appeal	Granted with conditions	10 Jun 2026	442 m
322702	Appeal - LRD	Granted with conditions	22 Sept 2025	105 m
320586	Planning Appeal	Granted with conditions	28 Jan 2025	298 m
319353	Appeal - LRD	Granted with conditions	27 Jun 2024	121 m
314004	Planning Appeal	Granted with conditions	18 Dec 2023	442 m
313499	Planning Appeal	Granted with conditions	24 Oct 2023	114 m
317443	Appeal - LRD	Granted with conditions	11 Oct 2023	105 m
313841	Planning Appeal	Refused	11 Sept 2023	186 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

17 Aug 2026 New application · observations close 21 Sept 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 11 Sept 2026, 18:51. Not legal advice — confirm the deadline with South Dublin County Council before relying on it.