Planning Register
Site report · 1000 m radius · generated 13 Sept 2026, 21:33

Percy Place

Eircode Coordinates 53.33604, -6.24240Local authority Dublin City Council
Applications only for this county. Appeals, zoning, RZLT and consultations: Dún Laoghaire-Rathdown and Fingal only for now.

What closes soonest 3 open windows

  • Judicial review window closes 16 Sept 20263 days left
    Grant permission with revised conditions
    8 weeks from the Commission's decision (22 Jul 2026) · s.50 Planning and Development Act 2000 · 167 m away
  • Judicial review window closes 16 Oct 202633 days left
    Grant permission
    8 weeks from the Commission's decision (21 Aug 2026) · s.50 Planning and Development Act 2000 · 381 m away
  • Judicial review window closes 19 Oct 202636 days left
    Contribution Appeal Decided
    8 weeks from the Commission's decision (24 Aug 2026) · s.50 Planning and Development Act 2000 · 105 m away
Sources: acp, consult, moderngov, npad, rzlt · fetched 12 Sept 2026, 00:05
SourceLicenceFetchedLink
acpCC-BY-4.012 Sept 2026, 00:05open
consultpublic12 Sept 2026, 02:04open
moderngovpublic12 Sept 2026, 21:48open
npadCC-BY-4.013 Sept 2026, 20:39open
rzltCC-BY-4.012 Sept 2026, 00:23open

Where this is

Settlement
Dublin city and suburbs
Electoral division
Pembroke West C
Local electoral area
Pembroke
Local authority
Dublin City Council
Parcel
Tailte Éireann 5404456 (freehold), 192 m²

Census 2022, small area 268117002

264
people
119
households
155
dwellings

26.9% owner-occupied, 65.5% privately rented, 0.8% social. Vacancy 21.3%.

Sources: places, parcels · fetched 11 Sept 2026, 21:28
SourceLicenceFetchedLink
placesCC-BY-4.011 Sept 2026, 21:28open
parcelsCC-BY-4.011 Sept 2026, 19:06open

Zoning evaluated against the point

DCC_DP_OWN ·

Zone Z1 - DEV PLAN 2022-2028

R2 — Existing residential development plan 2022 2028 · 14 Dec 202231 Dec 2028

Z1: Sustainable Residential Neighbourhoods: To protect, provide and improve residential amenities.

What that means: An established residential area. The objective is to protect existing residential amenity as well as to provide housing — which is the objective a neighbour's objection to an overbearing extension is usually argued under.

Source: zoning · fetched 12 Sept 2026, 02:04
SourceLicenceFetchedLink
zoningCC-BY-4.012 Sept 2026, 02:04open

Designations and constraints within 1000 m

An OPW flood extent intersects this area. The OPW's map is licensed CC-BY-NC-ND, so we show a flag only — see the extent at floodinfo.ie.
DesignationCountExamples
EPA-licensed facility1Van Leer Ireland Ltd.
Natural Heritage Area (incl. proposed)1Grand Canal
NIAH-recorded building892house; Anatomy Building; Parsons Building
Radon risk area1About 1 in 20 homes in this area is likely to have high radon levels
Recorded monument199House - 18th/19th century; Glass works; Graveyard
Sources: constraints, constraints.epa_licence, constraints.flood_cfram, constraints.nha, constraints.niah, constraints.radon, constraints.smr · fetched 11 Sept 2026, 19:11
SourceLicenceFetchedLink
constraintsmixed — CC-BY-4.0 except OPW flood (CC-BY-NC-ND-4.0, publishable=false)11 Sept 2026, 19:11open
constraints.epa_licenceCC-BY-4.011 Sept 2026, 19:11open
constraints.flood_cframCC-BY-NC-ND-4.0 · not redistributable — shown as a flag only11 Sept 2026, 19:11open
constraints.nhaCC-BY-4.011 Sept 2026, 19:11open
constraints.niahCC-BY-4.011 Sept 2026, 19:11open
constraints.radonCC-BY-4.011 Sept 2026, 19:11open
constraints.smrCC-BY-4.011 Sept 2026, 19:11open

Residential Zoned Land Tax

This site is on an RZLT mapthe draft map 2027 and the final map 2026 (0.11 ha). The owner is liable for an annual 3% tax on market value while it stays there. Submissions on the draft map closed 1 Apr 2026.
Source: rzlt · fetched 12 Sept 2026, 00:23
SourceLicenceFetchedLink
rzltCC-BY-4.012 Sept 2026, 00:23open

Planning applications 1109 in 5 years within 1.0 km

Recent decisions and applications

518
Grant permission
234
Application declared inva
113
Application declared invalid
85
Refuse permission
  • 21 Westland Row, The University College of Dublin, Dublin 2 Registered Application
    PROTECTED STRUCTURE: The construction of a new external access ramp and associated works to improve access to the existing front door at No 21 Westland Row, the University of Dublin Trinity College, Dublin 2. The proposed development is within the curtilage of a Protected Structure.
    WEB2883/26received 29 Jul 2026911 m away
  • 8-9 Grant's Row (also accessible from 11A Grattan Street), Dublin 2 Registered Application
    CHANGE OF USE i) change of use of building from office to tourist hostel with all associated revisions to the internal layout and external elevations; (ii) provision of signage above the building entrance via Grant’s Row; (iii) demolition of existing single-storey extension to the rear and construction of a new single-storey extension to the rear to accommodate new hostel facilities and new bike and bin stores; (iv) provision of set-down parking space, bicycle parking area and enclosed outdoor seating area to the front of the building via Grant’s Row; and (v) all associated works, including boundary treatments, landscaping, infrastructure and drainage necessary to facilitate the development.
    WEB2878/26received 29 Jul 2026429 m away
  • 25-28 and 28-31 Adelaide Road,, Dublin 2., The site also fronts onto Charlemont Place to the south. Registered Application
    Westlink 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.
    WEB2871/26received 28 Jul 2026951 m away
  • Number 151 Lansdowne Park and Number 154 Lansdowne Park Dublin 4 D04W295 and Do4X6N4 Registered Application
    PROTECTED STRUCTURE: The site of Number 151 was formerly part of the curtilage of No.64 Northumberland Road, Dublin 4 (Protected Structure). The site of Number 154 was formerly part of the curtilage of No.66 Northumberland Road, Dublin 4 (Protected Structure). Numbers 151 and 154 Lansdowne Park are each two storeys in height and sited at each end of a terrace of four similar two storey houses (Nos 151-154 Lansdowne Park, inclusive). The development will consist of (i) Demolition of the existing roof to each house; (ii) Construction of an additional floor (including new front balcony 5.9 sqm) at second floor level with new zinc roof to each of the two houses to form a new extension at second floor level to No. 151 (62 sqm approx) and to No.154 (62 sqm approx); (iii) the incorporation into No.154 Lansdowne Park of an existing first floor balcony (5 sqm) and a ground floor patio area (5.3 sqm), both to the rear; (iv)construction of an external (fire escape) spiral stairs (3.54 sqm) to the rear of each house, with external access link (No.151 - 4.8sqm and No.154 - 3.7sqm) at second floor level; (v) all associated site development works
    WEB2875/26received 28 Jul 2026445 m away
  • Unit 6, Miller's Lodge 33 - 34 Barrow Street, Dublin 4, D04P6W6 Registered Application
    PROTECTED STRUCTURE I, Karl Whelan, intend to apply for Planning Permission for development at this site at Unit 6, Miller's Lodge, 33-34 Barrow Street, Dublin 4, D04 P6W6 which is a PROTECTED STRUCTURE (rps.no. 483/484). The application relates to a proposed development within an SDZ Planning Scheme area. The development will consist of the erection of a post box and brass framed, illuminated menu box on the existing railings at the front of the property and a brass business sign on the existing wall to the right hand side of the entrance door at the front of the building.
    WEBDSDZ2848/26received 24 Jul 2026711 m away
  • 41 Warner's Lane, Ranelagh, Dublin 6, D06 YH50 Registered Application
    PERMISSION & RETENTION; We Aisling & Tadhg Grimley, intend to apply for Planning Retention Permission at 41 Warner's Lane, Ranelagh, Dublin 6, D06 YH50 for changes made during construction from the planning permission granted under PA. 3554/98 1. On West Elevation / Rear Elevation – The brick chimney has been removed from the gable and relocated internally. The chimney is not located at the centre of the apex and is positioned to the left of the apex to the rear, behind the parapet wall. The brick soldier course over the windows and doors has been removed. 2. On East Elevation / Front Elevation – The blockwork peak over the front wall above the garage door has been omitted. A flat roof is now present in this location in lieu of the previously indicated peaked roof. The brick soldier course over the windows and doors has been removed. The front wall has been reduced in height. The double doors to the front elevation have been altered to a single door with reduced height. A porch has been constructed to the front elevation. 3. On South Elevation / Left Elevation – The omission of the blockwork peak over the front wall above the garage door is visible from the side elevations, with a flat roof now present in this location. The glazing over the courtyard/ staircase area has changed, being only partially glazed. 4. On North Elevation / Right Elevation – The omission of the blockwork peak over the front wall above the garage door is visible from the side elevations, with a flat roof now present in this location. The rooflight shown on the original planning drawings has been omitted and was not constructed on site. 5. The Roof – The glazing over the courtyard / staircase area has changed. This area is now only partially glazed. A flat roof is present over the front garage / entrance wall area in lieu of the previously granted peaked roof. The rooflight shown on the original planning drawings has not been constructed. 6. With connection to existing services and all associated site works.
    WEB2833/26received 23 Jul 2026902 m away
  • 34 South Dock Street, Dublin 4, D04 NC85 Application declared invalid
    1. Demolition of existing 15 sq.m.single storey Kitchen and Wet Room extension and 2.49 sq.m. outhouse to the rear. 2. Construction of 12 sq.m. Ground Floor extension and a 25.5 sq.m. First Floor extension with flat roof to the rear of existing terraced house. 3. Replacement windows and entrance door to the front elevation of the house. 4. Associated works.
    WEB2828/26received 23 Jul 2026decided 28 Jul 2026751 m away
  • Apartment 7, Raglan Hall, 30 Clyde Road, Dublin 4, D04 P440 Registered Application
    PROTECTED STRUCTURE: Alterations to the ground floor level apartment located over a raised basement level in a Protected Structure, including replacement windows to elevations and all associated works
    WEB2818/26received 23 Jul 2026804 m away
  • Emerald Cottages, to rear of 14 Grand Canal Street Upper, Dublin 2 Registered Application
    Permission for alterations and extension of the existing single-storey structure to provide a two-storey two-bedroom dwelling, including the construction of a new first-floor level, alterations to the existing roof profile, provision of a flat roof design, a projecting first-floor element to the front elevation, an enclosed terrace garden at first floor level, and all associated site development.
    WEB2789/26received 20 Jul 2026472 m away
  • Apartment 7 Raglan Hall, 30 Clyde Road, Dublin 4 Application declared invalid
    PROTECTED STRUCTURE: Alterations to the ground floor level apartment located over a raised basement level in a Protected Structure, including replacement windows to elevations and all associated works.
    WEB2777/26received 17 Jul 2026decided 21 Jul 2026804 m away

`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
SourceLicenceFetchedLink
npadCC-BY-4.013 Sept 2026, 20:39open

Appeals 152 in 5 years within 1.0 km

Source: acp · fetched 12 Sept 2026, 00:05
SourceLicenceFetchedLink
acpCC-BY-4.012 Sept 2026, 00:05open

Commencement notices 269 in 3 years within 1.0 km

  • Forcourt, Sandwith Street & Fenian Street, Dublin 2, Dublin, Dublin 2, D02 X489 Short commencement notice
    25 Sept 2026CN0147468DC646 m away
  • 11 Saint Mary's Road, Dublin 4, D04 K7R2 Opt out commencement notice
    23 Sept 2026CN0147506DC5009/26292 m away
  • 4 Herbert Place, Dublin 2, D02 WY46 Commencement notice
    21 Sept 2026CN0147478DC4236/24187 m away
  • 21-24 Upper Merrion Place, Dublin, Dublin 2, D02 KF79 Commencement notice
    15 Sept 2026CN0147309DC5699/25749 m away
  • 18 Leeson Street Lower, Dublin 2, D02 HE97 Short commencement notice
    14 Sept 2026CN0147328DC935 m away
  • 27 Fitzwilliam Lower, Dublin 2, D02KT92 Short commencement notice
    10 Sept 2026CN0147240DCWEB2815/24420 m away
  • 62 South Lotts Road, Dublin 4, D04 P270 Short commencement notice
    3 Sept 2026CN0146814DCWEB1399/26801 m away
  • Grand Canal Lower Street, Dublin 2, D02XN96 Seven day notice
    31 Aug 2026SN0014711DC2860/21 & 1701/24415 m away
  • 16 Wentworth, Eblana Villas, Dublin 2, D02 HV08 Seven day notice
    31 Aug 2026SN0014697DCEXEMPT REF 000/26 UNDER ARTICLE 10535 m away
  • 2 Herbert Lane, Dublin 2, D02 EK18 Opt out commencement notice
    31 Aug 2026CN0146458DC4071/24102 m away

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 12 Sept 2026, 23:34
SourceLicenceFetchedLink
bcmsCC-BY-4.012 Sept 2026, 23:34open

Sales 2147 in 36 months within 1.0 km

€593,000
median price
€8,190/m²
median €/m²
2147
sales
371
rooftop-geocoded
1308
with listing detail
249
new builds

€10,000€82,147,787, 13 Sept 2023 to 4 Sept 2026.

AddressSoldPriceAskingTypeBeds€/m²BERDist.
22 SANDYMOUNT PLACE, SANDYMOUNT AVENUE, DUBLIN 4 new4 Sept 2026€3,083,700736 m
34 GRAND CANAL WHARF, SOUTH DOCK RD, RINGSEND4 Sept 2026€427,000736 m
65 MERRION VILLAGE, BLOCK 3, MERRION RD DUBLIN 42 Sept 2026€450,000736 m
11 BLOCK A, SEABURY, SYDNEY PARADE AVE1 Sept 2026€559,000736 m
126 THE JESSOP, CHARLOTTE QUAY DOCK, RINGSEND RD DUBLIN 41 Sept 2026€527,000736 m
APT 8, NUTLEY HOUSE, 50-52 NUTLEY ROAD1 Sept 2026€485,335736 m
62 ST ALBANS PARK, BALLSBRIDGE, DUBLIN 431 Aug 2026€1,295,000Semi-D412810,117C2736 m
37 ST CATHERINES COURT, NEWGROVE AVE, SANDYMOUNT31 Aug 2026€1,125,000736 m
175 STELLA GARDENS, IRISHTOWN, DUBLIN 431 Aug 2026€525,000736 m
62 POOLBEG QUAY, RINGSEND DUBLIN 4, DUBLIN31 Aug 2026€460,000736 m

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
SourceLicenceFetchedLink
cara_listingsThird-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, 20:14open
pprPSI — 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, 20:32open

Consultations 4 matched by place

Source: consult · fetched 12 Sept 2026, 02:04
SourceLicenceFetchedLink
consultpublic12 Sept 2026, 02:04open

Council items 10 in 24 months

Source: moderngov · fetched 12 Sept 2026, 21:48
SourceLicenceFetchedLink
moderngovpublic12 Sept 2026, 21:48open

Capacity and public land

No publishable utility-capacity record within the radius. 204 records from Esb substation withheld: source licence forbids redistribution; see the operator's own register.

Public land (LDA register of relevant lands)

  • The Minister for Education and SkillsDublin city and suburbs
    0.31 hafolio DN184397F140 m awayas of 1 Apr 2023
  • The Office of Public WorksDublin city and suburbs
    0.13 hafolio DN201834F182 m awayas of 1 Apr 2023
  • Electricity Supply BoardDublin city and suburbs
    0.16 hafolio DN201000F204 m awayas of 1 Apr 2023
  • Health Service ExecutiveDublin city and suburbs
    0.29 hafolio DN203679F220 m awayas of 1 Apr 2023
  • The Office of Public WorksDublin city and suburbs
    0.29 ha297 m awayas of 1 Apr 2023
  • Electricity Supply BoardDublin city and suburbs
    0.19 hafolio DN70336L297 m awayas of 1 Apr 2023
  • Health Service ExecutiveDublin city and suburbs
    0.53 ha299 m awayas of 1 Apr 2023
  • An Chomhairle OiliunaDublin city and suburbs
    0.48 hafolio DN72672L323 m awayas of 1 Apr 2023
Sources: esbn, lda_lands · fetched 11 Sept 2026, 16:42
SourceLicenceFetchedLink
esbnall-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 only11 Sept 2026, 16:42open
lda_landsCC-BY-4.011 Sept 2026, 16:43open

Schools and public transport within 1.0 km

Schools

  • St Christopher's NS
    primary598 pupilsCatholic181 m
  • Gaelscoil Eoin
    primary64 pupilsMulti Denominational227 m
  • Scoil Caitriona na mBraithre
    primary134 pupilsCatholic229 m
  • CATHERINE MC AULEY N SC
    primary99 pupilsCatholic258 m
  • ST DECLANS SPECIAL SCH
    primary35 pupilsCatholic310 m
  • JOHN SCOTTUS NS
    primary136 pupilsMulti Denominational383 m
  • C.B.S. Westland Row
    postprimary205 pupilsCATHOLIC874 m
  • Catholic University School
    postprimary544 pupilsCATHOLIC902 m

Stops 94 · routes 100X, 101X, 103X, 105X, 109, 109B, 109X, 11, 111, 111X, 115X, 116, 118, 11B, 120, 120A, 120E, 120F, 125, 126E, 126U, 126X, 130, 133, 142, 15A, 15B, 15D, 179, 181, 19, 193, 194, 2, 23, 24, 27, 27X, 32X, 33D, 33X, 37, 38, 38A, 38B, 38D, 39, 39A, 39X, 4, 41X, 44, 44D, 46n, 47, 503, 511, 51D, 52, 56A, 60, 7, 70, 700, 702, 740, 740A, 740X, 77A, 77X, 785, 7A, 7B, 7D, 7E, 7n, 82, 845, 847, 84n, 910, C1, C2, C3, C4, C5, C6, Commuter, DART, E1, E2, F1, F2, F3, NX, P29, S2, X1, X2, X25, X26, X27, X28, X30, X31, X32, rail

  • Mount Street Bridge
    120, 27X, 4, 7, 7A, 7E210 m
  • Schoolhouse Hotel
    702231 m
  • Mount Street Br
    120, 27X, 4, 7, 7A, 7n235 m
  • Haddington Road
    120, 4, 7, 702, 7A, 7E240 m
  • Herbert Street
    179, 38, 38A, 38B, 38D, 39, 39A, 39X, 51D, 70, 77X289 m
  • Baggot St Upper
    38, 38A, 38B, 38D, 39, 39A, 39X, 51D, 70, 77X291 m
  • Mount Street Lower
    120, 4, 7, 7A, 7E295 m
  • Baggot St Upper
    39A310 m
Sources: gtfs, schools · fetched 11 Sept 2026, 19:16
SourceLicenceFetchedLink
gtfsCC-BY-4.011 Sept 2026, 19:16open
schoolsCC-BY-4.011 Sept 2026, 16:41open

Sources used in this report

SectionSourceLicenceFetched
LocationplacesCC-BY-4.011 Sept 2026, 21:28
ParcelparcelsCC-BY-4.011 Sept 2026, 19:06
ZoningzoningCC-BY-4.012 Sept 2026, 02:04
Constraintsconstraintsmixed — CC-BY-4.0 except OPW flood (CC-BY-NC-ND-4.0, publishable=false)11 Sept 2026, 19:11
Constraintsconstraints.epa_licenceCC-BY-4.011 Sept 2026, 19:11
Constraintsconstraints.flood_cframCC-BY-NC-ND-4.0 · not redistributable, flag only11 Sept 2026, 19:11
Constraintsconstraints.nhaCC-BY-4.011 Sept 2026, 19:11
Constraintsconstraints.niahCC-BY-4.011 Sept 2026, 19:11
Constraintsconstraints.radonCC-BY-4.011 Sept 2026, 19:11
Constraintsconstraints.smrCC-BY-4.011 Sept 2026, 19:11
RzltrzltCC-BY-4.012 Sept 2026, 00:23
PlanningnpadCC-BY-4.013 Sept 2026, 20:39
AppealsacpCC-BY-4.012 Sept 2026, 00:05
CommencementsbcmsCC-BY-4.012 Sept 2026, 23:34
Salescara_listingsThird-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
SalespprPSI — 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
Consultationsconsultpublic12 Sept 2026, 02:04
Council itemsmoderngovpublic12 Sept 2026, 21:48
Capacityesbnall-rights-reserved (esbnetworks.ie disclaimer: personal/non-commercial, no modification or republication without written ESB permission) — permission NOT sought · not redistributable, flag only11 Sept 2026, 16:42
Public landlda_landsCC-BY-4.011 Sept 2026, 16:43
Projectssocial_housingCC-BY-SA-4.011 Sept 2026, 20:13
AmenitiesgtfsCC-BY-4.011 Sept 2026, 19:16
AmenitiesschoolsCC-BY-4.011 Sept 2026, 16:41
DeadlinesacpCC-BY-4.012 Sept 2026, 00:05
Deadlinesconsultpublic12 Sept 2026, 02:04
Deadlinesmoderngovpublic12 Sept 2026, 21:48
DeadlinesnpadCC-BY-4.013 Sept 2026, 20:39
DeadlinesrzltCC-BY-4.012 Sept 2026, 00:23

Generated 13 Sept 2026, 21:33 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.