Observation pack · Waterford City and County Council

Hill Cottage , Upper Grange Road , Johns Hill

To demolish a derelict cottage, to replace the cottage with a boundary wall of concrete blocks, rendered and capped. The Site which forms the curtilage of the cottage will be joined with the adjacent lands in ownership of the applicant to the south by removal of the boundary hedging along with all associated site works. The amalgamated lands will form a new future development site for residential development. The Front boundary wall of the cottage will be removed, the garden area cleaned up and landscaped. The existing gate giving access to the warehouse units is to be maintained and no works are proposed to the entrance under this application, a future application will be prepared to create a new residential development

Observations close 15 Dec 2026 31 days left

5 weeks from receipt (received 10 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 13 Jan 2027

The application

Reference: 2660853 · full record
Authority: Waterford City and County Council
Type: PERMISSION
Status: NEW APPLICATION
Site area: 553 m²
Received: 10 Nov 2026
Decision due: 13 Jan 2027

How to submit an observation

Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/WaterfordCCC/AppFileRefDetails/2660853/0.
Write your observation.Quote 2660853 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. Waterford City and County Council takes it online with the submission or at the counter.
Submit before 15 Dec 2026.Online through the register above, or in writing to the Planning Department, Waterford City and 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	RS: Provide for residential development and protect and improve residential amenity.	wccc development plan 2022 2028	19 Jul 2022 → 18 Jul 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: Waterford City and County Council development plan zoning · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
Waterford City and County Council development plan zoning	—	27 Sept 2026, 19:37	open

Designations on or near the site within 100 m

NIAH-recorded building × 1
Grange House

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660484	Conditional	21 Sept 2026	1	397 m	a proposed first floor (Dormer) extension and a single storey rear extension to the existing bungalow and all ancillary site works
2660028	Conditional	1 Sept 2026	1	355 m	the construction of a new two storey detached dwelling in the side garden of the existing dwelling, a new shared driveway for the new property and existing property on Grange Park Avenue, with new boundary wall and entrance pillars to the new property and the creation of a new driveway entrance to the existing property and all associated site works
2660317	Conditional	2 Jul 2026		365 m	to replace the existing vehicular entrance on the North Western boundary (accessing front entrance to the house), with a pedestrian entrance and provide a new vehicular entrance on the South Western boundary (accessing rear /side entrance to the house), together with all associated site development works
2660231	Conditional	28 May 2026		372 m	the provision of a first floor ensuite rooflight to the front elevation of an existing dwelling
2660110	Refused	24 Apr 2026		0 m	to demolish a derelict cottage, to replace the cottage with a boundary wall of concrete blocks, rendered and capped. The Site which forms the curtilage of the cottage will be joined with the existing site of the existing warehouse storage units to the south by removal of the boundary hedging along with all associated site works. The front boundary wall of the cottage will be removed, the garden area cleaned up and landscaped. The existing gate giving access to the warehouse units is to be maintained and no works are proposed to the entrance
2560627	Conditional	4 Feb 2026	1	303 m	3 no. 2 storey, 3 bed houses, alterations to existing stone boundary wall, new vehicular entrance, carparking and all associated drainage, site works, landscaping and associated works. The proposed site sits within the boundary of the protected structure, Summerville House, RPS No. WA731042.
2560394	Conditional	16 Jan 2026	52	447 m	The proposed construction of Phase 3 area to comprise 96no. houses as part of overall masterplan development area. The development comprises; 12no. four bedroom semi-detached Type A dwellings; 12no. four bedroom semi-detached Type B dwellings; 36no. three bedroom semi-detached Type C dwellings; 4no. three bedroom semi-detached Type F dwellings; 4no. three bedroom semi-detached Type G dwellings; 6no. three bedroom semi-detached Type J dwellings; 22no. four bedroom semi-detached Type L dwellings, site landscaping, roads and footpaths, vehicular connections to existing local roads, public open space, boundary treatments, provision of foul and surface water connections, lighting and all associated site works.
2560650	Conditional	17 Dec 2025	1	397 m	a new first floor (dormer) and single-storey rear extension to existing bungalow, including façade alterations and all ancillary site works.

Appeals

ACP case	Type	Outcome	Decided	Distance
500868		Refused	26 Jun 2026	303 m
309886		Granted with conditions	16 Nov 2021	365 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

10 Nov 2026 New application · observations close 15 Dec 2026
10 Nov 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 11 Nov 2026, 23:00. Not legal advice — confirm the deadline with Waterford City and County Council before relying on it.