Observation pack · South Dublin County Council

110, Palmerstown Avenue, Palmerstown, Dublin 20

The retention of the single-storey structure built at the rear of the property, which replaced a garage structure on the site, and which is to be used as a granny flat and home office ancillary to the existing two-storey house at the front of the property. The application includes the removal of the wall dividing the back garden into two separate areas and the permanent blocking up of the additional pedestrian entrance that was opened into the rear of the site from the adjoining laneway.

Observations close 5 Nov 2026 6 days left

5 weeks from receipt (received 1 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 25 Nov 2026

The application

Reference: SD26A/0236 · full record
Authority: South Dublin County Council
Type: Retention
Status: Invalid - Site Notice
Applicant: not published by the national dataset — see the council register
Units: —
Floor area: —
Site area: 357 m²
Received: 1 Oct 2026
We first saw it: 28 Oct 2026, 01:34
Decision due: 25 Nov 2026
Decision: Invalid - site notice

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/71152.
Write your observation.Quote SD26A/0236 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 5 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/0388W	Grant permission	13 Oct 2026	—	467 m	Two Storey Side Extension with Clipped Gable Roof and Flat Roof Dormer at Rear.
SD26A/0193W	Grant permission	6 Oct 2026	—	329 m	Installation of six telecommunications antennas, together with three dishes; one equipment cabinets and all associated equipment at rooftop level; providing high-speed voice and broadband services for Vodafone Ireland.
SD26B/0429W	Invalidate application	1 Oct 2026	—	460 m	The development consists of alteration to previously approved planning application REF SD26B/0227W. The application relates to the single-storey pitched roof front extension. It is proposed to now construct this extension across the full width of the front elevation at ground floor level.
SD26B/0329W	Refuse permission for retention	27 Aug 2026	—	172 m	Retention for existing modular steel shed bolted to raft foundation slab with occasional access from rear laneway.
SD26B/0324W	Grant permission & grant retention	24 Aug 2026	—	425 m	Retention for a single-storey flat-roof side extension; Permission for the construction of a single-storey flat-roof rear extension and a single-storey flat-roof storage shed to the rear of the dwelling, with roller shutter doors facing the laneway to the rear of the property.
SD26B/0310W	Grant permission	17 Aug 2026	—	460 m	Demolition of existing rear extensions and sunroom, and construction of a new single-storey flat roof extension to the rear of the existing dwelling and garage at ground floor level incorporating open plan kitchen, living & dining space; Construction of a single-storey pitched roof front extension incorporating a new porch, together with the extension and conversion of the existing garage to habitable accommodation at ground floor level; Construction of new first-floor pitched roof extension above the existing garage to the side of the existing dwelling; Construction of new first-floor pitched roof extension above kitchen area to the rear of the existing dwelling; Internal alterations, landscaping, drainage works, and all associated ancillary site development works.
SD26B/0240W	Grant permission & grant retention	13 Jul 2026	—	178 m	Single storey extension to front and first floor extension to side. Retention planning permission for extended vehicle access all with associated ancillary works.
SD25A/0229W	Refuse permission	6 Jul 2026	12	476 m	(i) demolition of existing vacant single storey structure on-site (75sq.m) and associated garage structure to the rear of this (127sq.m); (ii) removal of existing pillars and railings along the front (northern) boundary of the site; (iii) construction of a mixed-use development comprising 1 no. commercial/retail unit at ground floor level (94sq.m) and 12 no. residential units (7 no. one-bedroom units, 3 no. two-bedroom units and 2 no. three-bedroom units) at upper floor levels in a four-storey building. Each apartment will be provided with private amenity space in the form of a balcony/terrace space and communal open space will be provided at ground and roof levels. A total of 42 no. internal and 2 no. external bicycle parking spaces are proposed to serve the development as well as 6 no. car parking spaces (including 1 no. accessible parking space) and a set-down area for servicing and deliveries at surface level. The proposed development also includes; (iv) all associated site and infrastructural works, including foul and surface water drainage, landscaping, plant areas, site lighting, bin storage and signage necessary to facilitate the development.

Appeals

ACP case	Type	Outcome	Decided	Distance
502063	Planning Appeal	pending	8 Sept 2026	172 m
501862	Planning Appeal	Invalid	7 Aug 2026	178 m
501819	Planning Appeal	pending	4 Aug 2026	476 m
321515	Referral - Points of Detail in dispute	Granted with conditions	6 Nov 2025	321 m
322486	Planning Appeal	Refused	10 Sept 2025	0 m
321523	Planning Appeal	Granted with conditions	6 May 2025	268 m
321421	Planning Appeal	Refused	16 Apr 2025	477 m
321103	Planning Appeal	Refused	17 Feb 2025	172 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

1 Oct 2026 New application · observations close 5 Nov 2026
16 Oct 2026 Decision · appeal window closes 13 Nov 2026

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 South Dublin County Council before relying on it.