Eglinton Terrace
What closes soonest 16 open windows
- Judicial review window closes 14 Sept 2026closes todayGrant permission8 weeks from the Commission's decision (20 Jul 2026) · s.50 Planning and Development Act 2000 · 1.7 km away
- Judicial review window closes 15 Sept 20261 day leftRefuse permission8 weeks from the Commission's decision (21 Jul 2026) · s.50 Planning and Development Act 2000 · 500 m away
- Judicial review window closes 16 Sept 20262 days leftGrant permission with revised conditions8 weeks from the Commission's decision (22 Jul 2026) · s.50 Planning and Development Act 2000 · 1.4 km away
- Judicial review window closes 18 Sept 20264 days leftGrant permission with revised conditions8 weeks from the Commission's decision (24 Jul 2026) · s.50 Planning and Development Act 2000 · 1.9 km away
- Judicial review window closes 21 Sept 20267 days leftGrant permission8 weeks from the Commission's decision (27 Jul 2026) · s.50 Planning and Development Act 2000 · 1.0 km away
- Observations close 23 Sept 20269 days leftREF12626 — application received — Works carried out numbered 1-10 as per attached drawings and listed in cover let5 weeks from receipt (19 Aug 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · €20 to the council · 1.6 km away
- Observations close 24 Sept 202610 days leftREF12726 — application received — Whether the use of the dwelling at No. 19 The Elms, Dublin 4, to provide accommo5 weeks from receipt (20 Aug 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · €20 to the council · 1.8 km away
- Observations close 25 Sept 202611 days leftD26B/0465/WEB — application received — The proposed development will consist of alterations to the existing dwelling h5 weeks from receipt (21 Aug 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · €20 to the council · 1.8 km away
- Judicial review window closes 1 Oct 202617 days leftGrant permission8 weeks from the Commission's decision (6 Aug 2026) · s.50 Planning and Development Act 2000 · 1.4 km away
- Judicial review window closes 14 Oct 202630 days leftApplication for leave to appeal refused8 weeks from the Commission's decision (19 Aug 2026) · s.50 Planning and Development Act 2000 · 2.0 km away
- Judicial review window closes 14 Oct 202630 days leftGrant permission8 weeks from the Commission's decision (19 Aug 2026) · s.50 Planning and Development Act 2000 · 845 m away
- Judicial review window closes 16 Oct 202632 days leftGrant permission8 weeks from the Commission's decision (21 Aug 2026) · s.50 Planning and Development Act 2000 · 1.3 km away
- Judicial review window closes 19 Oct 202635 days leftContribution Appeal Decided8 weeks from the Commission's decision (24 Aug 2026) · s.50 Planning and Development Act 2000 · 1.5 km away
- Judicial review window closes 20 Oct 202636 days leftGrant permission8 weeks from the Commission's decision (25 Aug 2026) · s.50 Planning and Development Act 2000 · 1.8 km away
- Judicial review window closes 20 Oct 202636 days leftGrant permission8 weeks from the Commission's decision (25 Aug 2026) · s.50 Planning and Development Act 2000 · 1.2 km away
- Judicial review window closes 23 Oct 202639 days leftGrant permission with revised conditions8 weeks from the Commission's decision (28 Aug 2026) · s.50 Planning and Development Act 2000 · 592 m away
Where this is
- Settlement
- Dublin city and suburbs
- Electoral division
- Pembroke West B
- Local electoral area
- Pembroke
- Local authority
- Dublin City Council
Census 2022, small area 268116005
48.1% owner-occupied, 45.7% privately rented, 4.9% social. Vacancy 20%.
Zoning evaluated against the point
Zone Z9 - DEV PLAN 2022-2028
Z9: Amenity/Open Space Lands/Green Network: To preserve, provide and improve recreational amenity, open space and ecosystem services.
What that means: Land zoned to stay open — parks, playing fields, amenity corridors. Built development is very hard to justify, which also means the view is protected.
Source: zoning · fetched 12 Sept 2026, 02:04
| Source | Licence | Fetched | Link |
|---|---|---|---|
| zoning | CC-BY-4.0 | 12 Sept 2026, 02:04 | open |
Designations and constraints within 2000 m
| Designation | Count | Examples |
|---|---|---|
| EPA-licensed facility | 3 | Smurfit Paper Mills; Van Leer Ireland Ltd.; Sytheses Limited |
| Natural Heritage Area (incl. proposed) | 2 | South Dublin Bay; Grand Canal |
| NIAH-recorded building | 534 | house; building misc; McCartney Bridge |
| Radon risk area | 4 | About 1 in 10 homes in this area is likely to have high radon levels; About 1 in 10 homes in this area is likely to have high radon levels; About 1 in 10 homes in this area is likely to have high radon levels |
| Record of Protected Structures | 14 | Wynnstay House; Emmet House; Ardmore House |
| Special Area of Conservation | 1 | South Dublin Bay SAC |
| Recorded monument | 66 | Graveslab; Settlement cluster; Church |
| Special Protection Area | 1 | South Dublin Bay and River Tolka Estuary SPA |
Sources: constraints, constraints.epa_licence, constraints.flood_cfram, constraints.nha, constraints.niah, constraints.radon, constraints.rps, constraints.sac, constraints.smr, constraints.spa · fetched 11 Sept 2026, 19:11
| Source | Licence | Fetched | Link |
|---|---|---|---|
| constraints | mixed — CC-BY-4.0 except OPW flood (CC-BY-NC-ND-4.0, publishable=false) | 11 Sept 2026, 19:11 | open |
| constraints.epa_licence | CC-BY-4.0 | 11 Sept 2026, 19:11 | open |
| constraints.flood_cfram | CC-BY-NC-ND-4.0 · not redistributable — shown as a flag only | 11 Sept 2026, 19:11 | open |
| constraints.nha | CC-BY-4.0 | 11 Sept 2026, 19:11 | open |
| constraints.niah | CC-BY-4.0 | 11 Sept 2026, 19:11 | open |
| constraints.radon | CC-BY-4.0 | 11 Sept 2026, 19:11 | open |
| constraints.rps | CC-BY-4.0 (Fingal); public/attribution, unconfirmed (DLR) | 11 Sept 2026, 19:11 | open |
| constraints.sac | CC-BY-4.0 | 11 Sept 2026, 19:11 | open |
| constraints.smr | CC-BY-4.0 | 11 Sept 2026, 19:11 | open |
| constraints.spa | CC-BY-4.0 | 11 Sept 2026, 19:11 | open |
Residential Zoned Land Tax
This site is not on the current draft or final RZLT map.
Source: rzlt · fetched 12 Sept 2026, 00:23
| Source | Licence | Fetched | Link |
|---|---|---|---|
| rzlt | CC-BY-4.0 | 12 Sept 2026, 00:23 | open |
Planning applications 2728 in 5 years within 2.0 km
Open for observation
- 3, Maple Road, DUBLIN, D14KH52 observations close 23 Sept 2026 · 9 days leftWorks carried out numbered 1-10 as per attached drawings and listed in cover let
- 19 The Elms, Stillorgan Road, Dublin 4, D04R5X2 observations close 24 Sept 2026 · 10 days leftWhether the use of the dwelling at No. 19 The Elms, Dublin 4, to provide accommo
- 13 Woodbine Road, Booterstown, Co Dublin, A94XN36 observations close 25 Sept 2026 · 11 days leftThe proposed development will consist of alterations to the existing dwelling h
Recent decisions and applications
- 26, Nutgrove Park, Clonskeagh, Dublin 14, D14K163 Assessment PeriodPermission for a previously granted, 2 storey extension and 2 dormer windows to
- Block 7, Founders District, Belfield Office Park, Beech Hill Road, Dublin 4, D04 T3K6 Assessment Period(1) Change of use from ‘office’ to ‘science and technology’ use with ancillary o
- Unit 1, Richview Office Park, Clonskeagh, Dublin 14, D14 W6X6 Assessment PeriodWorks to the existing office building comprising; demolition of the existing fir
- 45, Park Avenue, Dublin 4 Registered ApplicationRETENTION AND PERMISSION: The development shall consist of A), Planning permission is being sought for the construction of a single storey garden room to the rear of the property, with a total floor area of 45m². The proposed structure has an overall height of 3.78m, incorporating a lower form of 3.23m designed to reflect the rear elevation of the existing dwelling. External finishes will comprise materials matching those of the existing dwelling, together with timber panel screening. B), Retention permission is also being sought for a foundation base of 35.6m2 previously constructed. Together with all Associated Siteworks.
- 25-28 and 28-31 Adelaide Road,, Dublin 2., The site also fronts onto Charlemont Place to the south. Registered ApplicationWestlink Florian Devco Limited intend to apply for planning permission at 25-28 and 29-31 Adelaide Road, Dublin 2. The site also fronts onto Charlemont Place to the south. The proposed development consists of amendments to the development permitted under DCC Reg. Ref.: 4816/22. The proposed amendments consist of the following: • Replacement of permitted bicycle stair access to basement, with two bicycle lifts at an updated location to Charlemont Place; • Relocation of permitted café on Charlemont Place to a position further east along the southern elevation. The café will decrease from 151 sqm (permitted) to 119 sqm (proposed); • Building line amended at north and south atrium entrances and at 5th floor level northwest corner; • Omission of small south facing terraces and replacement with double height atrium amenity spaces; • Changes to permitted terraces on 6th & 7th floor to refine the building massing, including increase to size of northwest terrace at 6th floor level only, omission of small west terraces, reduction in length of east terraces and omission of north terrace at 7th floor level; • Revisions to elevational treatment of facades at the upper two floors; • Revision to plant screen height; • Internal reconfiguration of building layout including reception area, atrium and cores and; • All associated and consequential amendments to the permitted scheme. There is an increase of 26 sqm of gross floor area from the permitted development.
- 20A Mountpleasant Avenue Lower, Ranelagh, Dublin 6, D06 WP82 Registered ApplicationThe development will consist of : The proposed partial demolition of and alterations to the existing front workspace ; the proposed construction of a new glazed link connecting the front workspace, basement and main dwelling ; the proposed enclosure of the existing basement courtyard ; alterations to bin storage and the front gate ; associated internal and external alterations ; and all associated site development works.
- Bus Stop 3562, Milltown Road, Opp 13 Milltown Road, o/s Glenmalure Square, Dublin 6 Registered ApplicationTo replace the existing double-sided lightbox within the bus shelter with an advertising display area of 1.8m x 1.2m on each side with a double-sided unit that includes a digital advertising display area of 1.6m x .93m on each side, along with all associated site works and services, on the public footpath at Bus Stop 3562, Milltown road, (opp 13 Milltown Rd, o/s Glenmalure Square, Dublin 6.
`description` is truncated at source (80 chars for DLR, 70 for Fingal) and `applicant` is null nationally — NPAD publishes neither in full.
Source: npad · fetched 13 Sept 2026, 20:39
| Source | Licence | Fetched | Link |
|---|---|---|---|
| npad | CC-BY-4.0 | 13 Sept 2026, 20:39 | open |
Appeals 415 in 5 years within 2.0 km
- ACP 324275 on WEBLRD6093/26-S3B Granted with conditions
- ACP 501988 on WEB2522/26 Open
- ACP 501225 on WEB5857/25 Granted
- ACP 501968 on WEB1533/26 Open
- ACP 501256 on WEB5405/25 Granted
- ACP 501412 on WEB1258/26 Other
- ACP 501935 on 5146/26 Pending
- ACP 501166 on 3382/25 Granted
- ACP 501252 on WEB1472/26 Granted
- ACP 501932 on WEB2327/26 Pending
Source: acp · fetched 12 Sept 2026, 00:05
| Source | Licence | Fetched | Link |
|---|---|---|---|
| acp | CC-BY-4.0 | 12 Sept 2026, 00:05 | open |
Commencement notices 719 in 3 years within 2.0 km
- 11 Saint Mary's Road, Dublin 4, D04 K7R2 — Opt out commencement notice
- 8 Cherryfield Avenue Upper, Dublin 6, D06 X0C5 — Opt out commencement notice
- 4 Herbert Place, Dublin 2, D02 WY46 — Commencement notice
- Unit 1, Richview Office Park, Clonskeagh, Dublin 14, Dublin, D14 W6X6 — Short commencement notice
- 15 Palmerston Road, Dublin 6, D06 H2C0 — Short commencement notice
- 6 Serpentine Avenue, Dublin, Dublin 4, D04 H0C9 — Short commencement notice
- 27 Fitzwilliam Lower, Dublin 2, D02KT92 — Short commencement notice
- 14 Churchill Terrace, Dublin 4, D04 XD37 — Short commencement notice
- 230 Merrion Road, Dublin, Dublin 4, D04 AW88 — Seven day notice
- 3 Londonbridge Road, Dublin 4, D04 YF96 — Opt out commencement notice
One notice can cover many buildings — count notices, never building rows, or a single multi-unit scheme reads as a trend (T11).
Source: bcms · fetched 13 Sept 2026, 23:40
| Source | Licence | Fetched | Link |
|---|---|---|---|
| bcms | CC-BY-4.0 | 13 Sept 2026, 23:40 | open |
Sales 3135 in 36 months within 2.0 km
€6,493 – €87,391,183, 14 Sept 2023 to 4 Sept 2026.
| Address | Sold | Price | Asking | Type | Beds | m² | €/m² | BER | Dist. |
|---|---|---|---|---|---|---|---|---|---|
| 22 SANDYMOUNT PLACE, SANDYMOUNT AVENUE, DUBLIN 4 new | 4 Sept 2026 | €3,083,700 | — | — | — | — | — | — | 1.2 km |
| 34 GRAND CANAL WHARF, SOUTH DOCK RD, RINGSEND | 4 Sept 2026 | €427,000 | — | — | — | — | — | — | 1.2 km |
| 4 PARK HALL, MOUNT ST ANNES, MILLTOWN DUBLIN 6 | 2 Sept 2026 | €560,000 | — | — | — | — | — | — | 2.0 km |
| 65 MERRION VILLAGE, BLOCK 3, MERRION RD DUBLIN 4 | 2 Sept 2026 | €450,000 | — | — | — | — | — | — | 1.2 km |
| 11 BLOCK A, SEABURY, SYDNEY PARADE AVE | 1 Sept 2026 | €559,000 | — | — | — | — | — | — | 1.2 km |
| 126 THE JESSOP, CHARLOTTE QUAY DOCK, RINGSEND RD DUBLIN 4 | 1 Sept 2026 | €527,000 | — | — | — | — | — | — | 1.2 km |
| APT 8, NUTLEY HOUSE, 50-52 NUTLEY ROAD | 1 Sept 2026 | €485,335 | — | — | — | — | — | — | 1.2 km |
| 11 VICTORIA ROAD, RATHGAR, DUBLIN 6 | 31 Aug 2026 | €1,965,000 | — | — | — | — | — | — | 2.0 km |
| 62 ST ALBANS PARK, BALLSBRIDGE, DUBLIN 4 | 31 Aug 2026 | €1,295,000 | — | Semi-D | 4 | 128 | 10,117 | C2 | 1.2 km |
| 37 ST CATHERINES COURT, NEWGROVE AVE, SANDYMOUNT | 31 Aug 2026 | €1,125,000 | — | — | — | — | — | — | 1.2 km |
PPR addresses are geocoded, not surveyed — a sale's position is as good as its address match (`rooftop_n` says how many are address-accurate). Beds, floor area, BER and asking price come from the matched daft.ie advertisement, not from the Register, and only where a match was found (`enriched_n`).
Sources: cara_listings, ppr · fetched 11 Sept 2026, 20:14
| Source | Licence | Fetched | Link |
|---|---|---|---|
| cara_listings | Third-party advertisement data captured by Cara from daft.ie. Not open data: internal analysis only, no redistribution of listing content. Business-contact details (licensed PSP name and branch) are retained per Cara DECISIONS 2026-08-19; agent phone numbers and all vendor/buyer identities are dropped. | 11 Sept 2026, 20:14 | open |
| ppr | PSI — PSRA re-use terms (psr.ie/re-use-of-public-sector-information). Free re-use in any format provided the source and PSRA copyright are acknowledged, the data is reproduced accurately and not used misleadingly, and it is NOT used 'for the principal purpose of advertising or promoting a particular product or service'. Attribution: 'Contains PSRA Residential Property Price Register data, © Property Services Regulatory Authority.' | 13 Sept 2026, 20:32 | open |
Consultations 4 matched by place
- Public Participation in the Identification of New Bathing Waters 11 days left
- iMEND 1 - Portobello Community Engagement 18 days left
- Lansdowne Valley Park Active Travel Scheme 24 days left
- Dublin District Heating Project Part 8 37 days left
Source: consult · fetched 12 Sept 2026, 02:04
| Source | Licence | Fetched | Link |
|---|---|---|---|
| consult | public | 12 Sept 2026, 02:04 | open |
Council items 10 in 24 months
- Planning and Development Matters 128 - 135 i. Proposed 10-year Lease for Café Unit at the junction of Fenian Street / Holles Street, Dublin 2 to J Cafes Hospitality Limited ii. Proposed 5 year Lease to Dublin Bus at Toilet Block at Palmerston Park, Dublin 6
- South East Area Matters 136 - 200 i. Part 8 Notification – New Sports Pavilion and Ancillary Works Brickfield Park, Drimnagh, Dublin 12 ii. Report on Naming and Numbering at a site on the former Paper Mills Site, Clonskeagh Road, Dublin 6 iii. Report on Naming and Number at a site to the rear of 50 Leinster Road, Dublin 6 iv. Report on Naming and Numbering at a site on the former RTÉ Site,
- Part 8 Presentation for Public Realm Improvement Works Northeast side of Sandymount Green, Sandymount, Dublin 4 ( 2nd Notification)
- South East Area Matters
- Part 8 Presentation for Public Realm Improvement Works Northeast side of Sandymount Green, Sandymount, Dublin 4 ( 2nd Notification)
- Planning and Development Matters
- 2 Nominations for the Irishtown Leisure Centre Development Consultative Group - South East Inner City & Pembroke
- South East Area Matters 111 - 155 i. Report on Naming and Numbering at site 9/14 and 11c Milltown Road, Dublin 6 ii. Housing Delivery Report iii. Report of the Executive Manager
- South East Area Matters
- Councillor Hazel Chu To ask the Manager to look provide for a Padel facility in Herbert Park.
Source: moderngov · fetched 13 Sept 2026, 21:50
| Source | Licence | Fetched | Link |
|---|---|---|---|
| moderngov | public | 13 Sept 2026, 21:50 | open |
Capacity and public land
No publishable utility-capacity record within the radius. 314 records from Esb substation withheld: source licence forbids redistribution; see the operator's own register.
Public land (LDA register of relevant lands)
- Dublin City Council — Dublin city and suburbs
- Dublin City Council — Dublin city and suburbs
- Dublin City Council — Dublin city and suburbs
- Dublin City Council — Dublin city and suburbs
- Dublin City Council — Dublin city and suburbs
- Córas Iompair Éireann — Dublin city and suburbs
- Dublin City Council — Dublin city and suburbs
- Córas Iompair Éireann — Dublin city and suburbs
Sources: esbn, lda_lands · fetched 11 Sept 2026, 16:42
| Source | Licence | Fetched | Link |
|---|---|---|---|
| esbn | all-rights-reserved (esbnetworks.ie disclaimer: personal/non-commercial, no modification or republication without written ESB permission) — permission NOT sought · not redistributable — shown as a flag only | 11 Sept 2026, 16:42 | open |
| lda_lands | CC-BY-4.0 | 11 Sept 2026, 16:43 | open |
Schools and public transport within 2.0 km
Schools
- ST MARYS CENTRAL N S
- Muckross Park College
- St Conleths College
- The Teresian School
- SANDFORD PARISH NATIONAL SCHOOL
- St Michaels College
- Sandford Park School Ltd
- Marian College
Stops 196 · routes 101X, 103X, 105X, 11, 111X, 116, 118, 11B, 120, 120A, 126U, 133, 142, 179, 180, 181, 2, 27X, 32X, 37, 38, 38A, 38B, 38D, 39, 39A, 39X, 4, 41X, 44, 44D, 46n, 47, 511, 51D, 7, 70, 700, 702, 740, 740A, 740X, 77X, 783, 7A, 7B, 7D, 7E, 7n, 80, 82, 845, 847, 84n, 910, C1, C2, Commuter, DART, E1, E2, GD01, Green, NX, S2, S4, S6, X1, X2, X25, X26, X27, X28, X30, X31, X32, rail
- Donnybrook
- Donnybrook Stdm
- Victoria Avenue
- Donnybrook Stdm
- Donnybrook Village
- Donnybrook Village
- Donnybrook Dpot
- Donnybrook Dpot
Sources used in this report
| Section | Source | Licence | Fetched |
|---|---|---|---|
| Location | places | CC-BY-4.0 | 11 Sept 2026, 21:28 |
| Parcel | parcels | CC-BY-4.0 | 11 Sept 2026, 19:06 |
| Zoning | zoning | CC-BY-4.0 | 12 Sept 2026, 02:04 |
| Constraints | constraints | mixed — CC-BY-4.0 except OPW flood (CC-BY-NC-ND-4.0, publishable=false) | 11 Sept 2026, 19:11 |
| Constraints | constraints.epa_licence | CC-BY-4.0 | 11 Sept 2026, 19:11 |
| Constraints | constraints.flood_cfram | CC-BY-NC-ND-4.0 · not redistributable, flag only | 11 Sept 2026, 19:11 |
| Constraints | constraints.nha | CC-BY-4.0 | 11 Sept 2026, 19:11 |
| Constraints | constraints.niah | CC-BY-4.0 | 11 Sept 2026, 19:11 |
| Constraints | constraints.radon | CC-BY-4.0 | 11 Sept 2026, 19:11 |
| Constraints | constraints.rps | CC-BY-4.0 (Fingal); public/attribution, unconfirmed (DLR) | 11 Sept 2026, 19:11 |
| Constraints | constraints.sac | CC-BY-4.0 | 11 Sept 2026, 19:11 |
| Constraints | constraints.smr | CC-BY-4.0 | 11 Sept 2026, 19:11 |
| Constraints | constraints.spa | CC-BY-4.0 | 11 Sept 2026, 19:11 |
| Rzlt | rzlt | CC-BY-4.0 | 12 Sept 2026, 00:23 |
| Planning | npad | CC-BY-4.0 | 13 Sept 2026, 20:39 |
| Appeals | acp | CC-BY-4.0 | 12 Sept 2026, 00:05 |
| Commencements | bcms | CC-BY-4.0 | 13 Sept 2026, 23:40 |
| Sales | cara_listings | Third-party advertisement data captured by Cara from daft.ie. Not open data: internal analysis only, no redistribution of listing content. Business-contact details (licensed PSP name and branch) are retained per Cara DECISIONS 2026-08-19; agent phone numbers and all vendor/buyer identities are dropped. | 11 Sept 2026, 20:14 |
| Sales | ppr | PSI — PSRA re-use terms (psr.ie/re-use-of-public-sector-information). Free re-use in any format provided the source and PSRA copyright are acknowledged, the data is reproduced accurately and not used misleadingly, and it is NOT used 'for the principal purpose of advertising or promoting a particular product or service'. Attribution: 'Contains PSRA Residential Property Price Register data, © Property Services Regulatory Authority.' | 13 Sept 2026, 20:32 |
| Consultations | consult | public | 12 Sept 2026, 02:04 |
| Council items | moderngov | public | 13 Sept 2026, 21:50 |
| Capacity | esbn | all-rights-reserved (esbnetworks.ie disclaimer: personal/non-commercial, no modification or republication without written ESB permission) — permission NOT sought · not redistributable, flag only | 11 Sept 2026, 16:42 |
| Public land | lda_lands | CC-BY-4.0 | 11 Sept 2026, 16:43 |
| Projects | social_housing | CC-BY-SA-4.0 | 11 Sept 2026, 20:13 |
| Amenities | gtfs | CC-BY-4.0 | 11 Sept 2026, 19:16 |
| Amenities | schools | CC-BY-4.0 | 11 Sept 2026, 16:41 |
| Deadlines | acp | CC-BY-4.0 | 12 Sept 2026, 00:05 |
| Deadlines | consult | public | 12 Sept 2026, 02:04 |
| Deadlines | moderngov | public | 13 Sept 2026, 21:50 |
| Deadlines | npad | CC-BY-4.0 | 13 Sept 2026, 20:39 |
| Deadlines | rzlt | CC-BY-4.0 | 12 Sept 2026, 00:23 |
Generated 14 Sept 2026, 04:01 from the Planning Register store. Nothing on this page was fetched live: every figure was already in the store with the fetch time shown. Deadlines are derived from published receipt and decision dates under the Planning and Development Act 2000; confirm with the planning authority before relying on them.