Observation pack · South Dublin County Council

No. 2A, Orchardstown Drive, Rathfarnham, Dublin 14, D14 VK77

Alteration of the permitted site boundaries (Pl. Ref: SD18A/0030) between no. 2 and no.2A Orchardstown Drive, new pedestrian gate to Orchardstown Drive and all associated site, landscaping, and ancillary works

Observations close 4 Nov 2026 window closed

5 weeks from receipt (received 30 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 25 Nov 2026

The five-week window has passed. Late observations are returned unread. If the council has decided, the next door is the appeal window — but under s.37 only the applicant and those who made a valid observation may appeal.

The application

Reference: SD26A/0233W · full record
Authority: South Dublin County Council
Type: Permission
Status: Referral
Applicant: not published by the national dataset — see the council register
Units: —
Floor area: —
Site area: 703 m²
Received: 30 Sept 2026
We first saw it: 14 Oct 2026, 01:45
Decision due: 25 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/71117.
Write your observation.Quote SD26A/0233W 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 4 Nov 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	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

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
SD26B/0463W	Withdraw the application	21 Oct 2026	—	354 m	The development will consist of partial demolition, renovation, and extension to the front, side, and rear of the existing house, as well as widening of the existing vehicular entrance, and all associated site works.
SD26B/0385W	Grant permission	13 Oct 2026	—	256 m	Demolition of the existing roofs, demolition of the single annex at the rear and demolition of a chimney stack; construction of a 51.2 sq.m. single storey rear extension; construction of a 20.6 sq.m. second storey side/ front extension; construction of a 4.2 sq.m front hall extension at ground floor; construction of a new roof with rear dormer and roof space accommodation; construction of a 2.0 sq.m single storey porch at the front; other works include the widening of the existing vehicular access with gate; a new front driveway/ front garden layout and increases to boundary heights.
SD26B/0375W	Grant permission	12 Oct 2026	—	332 m	First floor extension over existing single storey structure to side including extension of mini hip roof; single storey Kitchen / Dining extension at rear; internal layout alterations at ground and first floor and all associated site works.
SD26B/0379W	Request additional information	9 Oct 2026	—	484 m	2 flat roof dormers to the front existing roof and to the rear existing roof and alterations to existing elevations; front dormer to include roof-mounted solar photovoltaic panels, and all associated works.
SD26B/0349W	Grant permission for retention	18 Sept 2026	—	312 m	Construction of a single-story garden structure in the rear garden and the construction of a covered storage area to the side of the existing main house.
SD26B/0326W	Grant permission	1 Sept 2026	—	387 m	Construction of a pitch-roof single-storey extension to the front of dwelling and amendment to granted permission SD26B/0014W to omit two side windows at attic floor level and to change internal attic floor and all associated works.
SD26B/0269	Grant permission	28 Jul 2026	—	151 m	Construction of two storey and single storey extensions to the rear, first floor extension to side, two storey extension to the front with internal alterations to garage to accommodate new toilet and utility (79.7 sq. metres); access stairs to attic, front dormer window to attic and new attic window in side gable wall together with new single storey garden building to the rear (38.88 sq. metres) of existing two storey house (92 sq. metres)
SD26B/0124W	Grant permission for retention	23 Jul 2026	—	377 m	Retention permission for the construction of a single storey side and rear extension and permission sought for the completion of works and all associated site works.

Appeals

ACP case	Type	Outcome	Decided	Distance
501117	Planning Appeal	Granted	11 Jun 2026	387 m
316272	LA Road Dev - Application	Granted with conditions	16 Dec 2024	407 m
319130	Planning Appeal	Granted with conditions	25 Oct 2024	88 m
320171	Planning Appeal	Granted with conditions	16 Oct 2024	88 m
315184	Planning Appeal	Granted with conditions	13 Dec 2023	200 m
315326	Planning Appeal	Other	18 Oct 2023	496 m
312093	Planning Appeal	Refused	15 Feb 2023	457 m
311063	Planning Appeal	Granted with conditions	22 Feb 2022	304 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

30 Sept 2026 New application · observations close 4 Nov 2026

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 14 Oct 2026, 01:45. Not legal advice — confirm the deadline with South Dublin County Council before relying on it.