Site report · 500 m radius · generated 13 Sept 2026, 05:44

Dermot O'Hurley Avenue

Eircode D04R220Coordinates 53.34029, -6.22630Local 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 1 open window

Consultation closes 21 Oct 202638 days left
Dublin District Heating Project Part 8
as published by the council (8 Sept 2026) · council consultation portal · 319 m away

Sources: acp, consult, moderngov, npad, rzlt · fetched 12 Sept 2026, 00:05

Source	Licence	Fetched	Link
acp	CC-BY-4.0	12 Sept 2026, 00:05	open
consult	public	12 Sept 2026, 02:04	open
moderngov	public	12 Sept 2026, 21:48	open
npad	CC-BY-4.0	12 Sept 2026, 20:38	open
rzlt	CC-BY-4.0	12 Sept 2026, 00:23	open

Where this is

Settlement: Dublin city and suburbs
Electoral division: Pembroke East A
Local electoral area: South East Inner City
Local authority: Dublin City Council

Census 2022, small area 268110005

171

people

households

114

dwellings

29% owner-occupied, 65.6% privately rented, 0% social. Vacancy 11.4%.

Sources: places, parcels · fetched 11 Sept 2026, 21:28

Source	Licence	Fetched	Link
places	CC-BY-4.0	11 Sept 2026, 21:28	open
parcels	CC-BY-4.0	11 Sept 2026, 19:06	open

Zoning evaluated against the point

DCC_DP_OWN · — – —

Zone Z1 - DEV PLAN 2022-2028

R2 — Existing residential development plan 2022 2028 · 14 Dec 2022 – 31 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

Source	Licence	Fetched	Link
zoning	CC-BY-4.0	12 Sept 2026, 02:04	open

Designations and constraints within 500 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.

Designation	Count	Examples
EPA-licensed facility	1	Dublin Port Company
Natural Heritage Area (incl. proposed)	1	Grand Canal
NIAH-recorded building	3	Westmoreland Lock, Buckingham Lock, Camden Lock; dry dock; dry dock
Radon risk area	1	About 1 in 20 homes in this area is likely to have high radon levels
Recorded monument	6	Settlement cluster; Settlement cluster; Church

Sources: constraints, constraints.epa_licence, constraints.flood_cfram, constraints.nha, constraints.niah, constraints.radon, constraints.smr · 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.smr	CC-BY-4.0	11 Sept 2026, 19:11	open

Residential Zoned Land Tax

This site is on an RZLT map — the draft map 2027 and the final map 2026 (1.76 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

Source	Licence	Fetched	Link
rzlt	CC-BY-4.0	12 Sept 2026, 00:23	open

Planning applications 202 in 5 years within 500 m

Recent decisions and applications

Grant permission

Application declared inva

Refuse permission

Grant retention permissio

11a, Bridge Street, Ringsend, Dublin 4 Registered Application
CHANGE OF USE: Permission is sought for: 1. Change of use from Hairdressing/Cafe use to Cafe use. 2. New painted timber shopfront and signage including to widen entrance door. 3. Associated internal alterations.
WEB2866/26received 28 Jul 2026188 m away
26, Penrose Street, Ringsend, Dublin 4, D04 KV05 Registered Application
Attic conversion for storage use incorporating a flat-roof dormer structure extending across the front and rear roof slopes above the existing roof ridge; construction of a part first-floor, part two-storey flat-roof rear extension; and demolition of the existing rear shed.
WEB2669/26received 6 Jul 2026461 m away
32, Havelock Square, Dublin 4 Planners Report
Demolition of existing Kitchen Extension, lane-side wall, garage and boiler-house and the erection of a single storey Kitchen, Bathroom and Craft Room Extension at Ground Floor with a Bathroom Extension at First Floor Level, all to the rear of 32 Havelock Square, Dublin 4, D04 E335.
WEB2421/26received 10 Jun 2026492 m away
32, Havelock Square, Dublin 4, D04 E335 Application declared invalid
Demolition of existing Kitchen Extension, lane-side wall, garage and boiler-house and the erection of a single storey Kitchen, Bathroom and Craft Room Extension at Ground Floor with a Bathroom Extension at First Floor Level, all to the rear of 32 Havelock Square, Dublin 4, D04 E335.
WEB2369/26received 5 Jun 2026decided 8 Jun 2026492 m away
61, Ringsend Road, Dublin 4 Grant permission
The development will consist of the demolition of an existing rear extension and the construction of a new single storey rear extension with associated rooflights, together with a first floor extension to the rear, internal reconfiguration works, removal of front metal gates and all associated site and drainage works
WEB1956/26received 23 Apr 2026decided 16 Jun 2026459 m away
The Watermarque Building, Ringsend Road, Dublin 4, D04 K7N3 Grant permission
The development will consist of: (1) The installation of a roof-mounted solar photovoltaic (PV) system, comprising PV panels, mounting system, inverters, and cabling. (2) All associated site development and services work on a site of c.0.44ha.
WEB1742/26received 31 Mar 2026decided 25 May 2026222 m away
Site rear of 4 to 16 Saint Brendan's Cottages, Irishtown, Dublin 4 Refuse permission
The development will consist of the construction of a single storey, two-bedroom house on a site formed from the subdivision of the approved sites for Units 1 & 3 on this site (Plan Ref: 3961/24) with access between 6 and 7 Saint Brendan’s Cottages shared with unit 1.
WEB1487/26received 3 Mar 2026decided 24 Apr 20261 units151 m away
62, South Lotts Road, Ringsend, Dublin 4 Grant permission
The development will consist of a two storey rear extension plus an attic conversion with dormer roof to rear roof slope and two number Velux rooflights to front roof slope and all associated site works
WEB1399/26received 23 Feb 2026decided 22 Jun 2026400 m away
Site to the rear of 4 to 16 Saint Brendan’s Cottages, Irishtown, Dublin 4 Application declared invalid
The development will consist of the construction of a single storey, two-bedroom house on a site formed from the subdivision of the approved sites for Units 1 & 3 on this site (Plan Ref: 3961/24) with access between 6 and 7 Saint Brendan's Cottages shared with unit 1.
WEB1178/26received 28 Jan 2026decided 26 Feb 20261 units155 m away
70 Saint Magdalen Terrace, Irishtown, Dublin 4 Grant permission
The development will consist of alterations to previously approved permission Reg. Ref. 2251/21 which includes a new additional rear single storey extension amounting to 4.5 sq.m.
5023/26received 26 Jan 2026decided 20 Mar 202695 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 12 Sept 2026, 20:38

Source	Licence	Fetched	Link
npad	CC-BY-4.0	12 Sept 2026, 20:38	open

Appeals 28 in 5 years within 500 m

ACP 501362 on WEB1487/26 Pending
received 18 May 2026151 m awayinspector's report
ACP 500772 on WEB5685/25 Split
received 11 Feb 2026decided 12 May 2026302 m awayinspector's report
ACP 500557 on WEB5335/25 Refused
received 6 Jan 2026decided 18 Mar 2026169 m awayinspector's report
ACP 323711 on WEB2537/25 Refused
received 22 Sept 2025decided 18 Dec 2025415 m awayinspector's report
ACP 323692 on WEB2548/25 Refused
received 18 Sept 2025decided 14 Oct 2025207 m away
ACP 322659 on WEB1543/25 Granted with conditions
received 30 May 2025decided 1 Oct 2025220 m awayinspector's report
ACP 322266 on 3976/24 Granted with conditions
received 10 Apr 2025decided 11 Aug 2025467 m awayinspector's report
ACP 321310 on 3961/24 Granted with conditions
received 21 Nov 2024decided 5 Jun 2025137 m awayinspector's report
ACP 321233 on 4190/24 Granted with conditions
received 12 Nov 2024decided 14 Apr 2025147 m awayinspector's report
ACP 319860 on 0136/24 Withdrawn
received 5 Jun 2024decided 14 Feb 2025387 m away

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 34 in 3 years within 500 m

3 Londonbridge Road, Dublin 4, D04 YF96 — Opt out commencement notice
7 Sept 2026CN0146849DCWEB1634/26346 m away
62 South Lotts Road, Dublin 4, D04 P270 — Short commencement notice
3 Sept 2026CN0146814DCWEB1399/26414 m away
2 Londonbridge Road, Dublin 4, D04 X084 — Short commencement notice
3 Aug 2026CN0145482DC2592/16/X1310 m away
35 Tritonville Road, Dublin 4, D04 A436 — Opt out commencement notice
31 Jul 2026CN0145444DCWEB5967/25484 m away
22A & 24 South Lotts Road, and 101 Gordon Street, Ringsend Dublin 4, Dublin 4, D04 FE83 — Commencement notice
20 Jul 2026CN0145222DCWEB1364/25468 m away
67 Derrynane Gardens, Dublin 4, D04 T0H9 — Short commencement notice
30 Jun 2026CN0144100DCWEB1060/24290 m away
1 Bath Avenue Gardens, Dublin 4, D04 NR13 — Opt out commencement notice
22 Jun 2026CN0143757DCWEB1057/26423 m away
10 Parkview Place, Ringsend, Dublin 4, D04 V2T3 — Opt out commencement notice
16 Feb 2026CN0138301DCWEB2548/25213 m away
18 Bath Avenue Gardens, Ballsbridge, Dublin 4, D04 C6H3 — Short commencement notice
16 Dec 2025CN0136655DCWEB2981/25379 m away
50 Derrynane Gardens, Dublin, Dublin 4, D04 C663 — Opt out commencement notice
14 Nov 2025CN0135483DCWEB1543/25230 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

Source	Licence	Fetched	Link
bcms	CC-BY-4.0	12 Sept 2026, 23:34	open

Sales 133 in 36 months within 500 m

€520,000

median price

€7,475/m²

median €/m²

133

sales

133

rooftop-geocoded

with listing detail

new builds

€227,500 – €1,420,000, 26 Oct 2023 to 14 Aug 2026.

Address	Sold	Price	Asking	Type	Beds	m²	€/m²	BER	Dist.
73 RINGSEND RD, DUBLIN 4, DUBLIN	14 Aug 2026	€810,000	—	—	—	—	—	—	434 m
76 LANSDOWNE VILLAGE, BALLSBRIDGE, DUBLIN 4	11 Jun 2026	€510,000	—	—	—	—	—	—	473 m
7 PEMBROKE ST, RINGSEND, DUBLIN 4	9 Jan 2026	€715,000	€645,000	Semi-D	4	113	6,327	D2	240 m
80 FISHERMANS WHARF, FITZWILLIAM QUAY, DUBLINE 2	23 Dec 2025	€450,000	€450,000	Apartment	2	—	—	D1	34 m
APT 94, FITZWILLIAM POINT, FITZWILLIAM QUAY DUBLIN 4	16 Dec 2025	€531,000	€450,000	Apartment	2	67	7,925	B3	143 m
48 DORIS ST, RINGSEND, DUBLIN 4	12 Dec 2025	€790,000	€675,000	Terrace	3	91	8,681	B3	431 m
12 ENNIS GROVE, LONDON BRIDGE RD, SANDYMOUNT	11 Dec 2025	€667,000	€590,000	Terrace	3	—	—	E2	220 m
21 GRAND CANAL WHARF, RINGSEND, DUBLIN 2	11 Dec 2025	€515,000	€485,000	Apartment	2	73	7,055	C1	399 m
71 BATH AVENUE, SANDYMOUNT, DUBLIN 4	10 Dec 2025	€1,070,000	€995,000	Terrace	5	186	5,753	C1	382 m
36 THE BOTTLE WORKS, DERMOT OHURLEY AVE, IRISHTOWN DUBLIN 4	10 Dec 2025	€240,000	€450,000	Apartment	2	58	4,138	C2	7 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

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.'	12 Sept 2026, 20:31	open

Consultations 4 matched by place

Public Participation in the Identification of New Bathing Waters 12 days left
closes 25 Sept 2026Dublin City Councilcounty-wide
iMEND 1 - Portobello Community Engagement 19 days left
closes 2 Oct 2026Dublin City Councillocality-wide
Lansdowne Valley Park Active Travel Scheme 25 days left
closes 8 Oct 2026Dublin City Councilcounty-wide
Dublin District Heating Project Part 8 38 days left
closes 21 Oct 2026Dublin City Councillocality-wide

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

Report No. 167/2026 of the Chief Executive (R. Shakespeare) - Proposed refurbishment and adaptive reuse of a 3-storey vacant office building at 14/15 Fitzwilliam Quay, Dublin 4.
Monthly Council Meeting6 Jul 20265(b)Dublin City Council
Report No. 167/2026 of the Chief Executive (R. Shakespeare) - Proposed refurbishment and adaptive reuse of a 3-storey vacant office building at 14/15 Fitzwilliam Quay, Dublin 4.
Monthly Council Meeting6 Jul 20265(b)Dublin City Council
One vacancy on the Board of the Ringsend Toll Bridge Designated Activity Company following the resignation of Councillor Christy Burke (Central Area)
Monthly Council Meeting6 Jul 20264.Dublin City Council
IrDEA Annual Conference 2026, 30th September 2026 - Radison Blu Royal Hotel, Golden Lane, Dublin 8
County Council6 Jul 202622bFingal County Council
Presentation - 2nd Notification of Proposed Part 8 refurbishment and adaptive reuse of 3-storey vacant office building to provide 15 no. 1 bedroom apartments located at 14/15 Fitzwilliam Quay, Ringsend, Dublin 4
South East Area Committee8 Jun 20262Dublin City Council
Presentation - 2nd Notification of Proposed Part 8 refurbishment and adaptive reuse of 3-storey vacant office building to provide 15 no. 1 bedroom apartments located at 14/15 Fitzwilliam Quay, Ringsend, Dublin 4
South East Area Committee8 Jun 20262.Dublin City Council
COUNCILLOR DAVID COFFEY To ask the Chief Executive to arrange for repairs to the road surface on Church Avenue, Irishtown, particularly outside details supplied. The deteriorated condition of the road, combined with the recent introduction of bus traffic, is causing noticeable vibrations to nearby properties. Residents are concerned that these
Monthly Council Meeting11 May 2026Q.29Dublin City Council
COUNCILLOR MANNIX FLYNN To ask the Chief Executive to initiate a survey regarding the potential of opening up what remains of the Viking settlements that were covered over during the building of Civic Offices? This present site is a huge significance and heritage importance not just for Dublin and Ireland but for the European cultural history.
Monthly Council Meeting11 May 2026Q.58Dublin City Council
COUNCILLOR MICHEÁL MACDONNCHA To ask the Chief Executive if he will publish the consultants' report on the alleged extent of upgrading required, and alleged cost of such upgrading, for the Civic Offices, Wood Quay.
Monthly Council Meeting11 May 2026Q.23Dublin City Council
One vacancy on the Board of the Ringsend Toll Bridge Designated Activity Company following the resignation of Councillor Christy Burke (Central Area)
Monthly Council Meeting11 May 20266(f)Dublin City Council

Source: moderngov · fetched 12 Sept 2026, 21:48

Source	Licence	Fetched	Link
moderngov	public	12 Sept 2026, 21:48	open

Capacity and public land

No publishable utility-capacity record within the radius. 24 records from Esb substation withheld: source licence forbids redistribution; see the operator's own register.

Public land (LDA register of relevant lands)

Health Service Executive — Dublin city and suburbs
0.1 hafolio DN193125F45 m awayas of 1 Apr 2023
Dublin City Council — Dublin city and suburbs
0.13 ha115 m awayas of 1 Apr 2023
Irish Greyhound Board — Dublin city and suburbs
3.12 ha140 m awayas of 1 Apr 2023
The Office of Public Works — Dublin city and suburbs
0.28 hafolio DN8904F272 m awayas of 1 Apr 2023
Electricity Supply Board — Dublin city and suburbs
1.26 hafolio DN208088F280 m awayas of 1 Apr 2023
Waterways Ireland — Dublin city and suburbs
1.27 hafolio DN188968F284 m awayas of 1 Apr 2023
Dublin City Council — Dublin city and suburbs
0.47 hafolio DN232953F318 m awayas of 1 Apr 2023
Dublin City Council — Dublin city and suburbs
1.09 hafolio DN23344F328 m awayas of 1 Apr 2023

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 1.0 km

Schools

ST PATRICKS GIRLS NS
primary143 pupilsCatholic341 m
NAOMH PADRAIG BOYS
primary137 pupilsCatholic355 m
Ringsend College
postprimary191 pupilsMULTI DENOMINATIONAL418 m
SN PAROISTE MAITIU NFA
primary212 pupilsChurch Of Ireland475 m
Star of the Sea
primary223 pupilsCatholic716 m
Marian College
postprimary318 pupilsCATHOLIC797 m
ST DECLANS SPECIAL SCH
primary35 pupilsCatholic955 m
JOHN SCOTTUS NS
primary136 pupilsMulti Denominational983 m

Stops 38 · routes 100X, 101X, 109A, 120, 142, 151, 191, 193, 194, 27, 33D, 33X, 4, 41X, 47, 500, 500N, 500X, 501, 503, 505, 505X, 506, 52, 56A, 60, 7, 702, 735, 736, 77A, 783, 784, 7A, 7E, 7n, 82, 84n, 912, 980A, C1, C2, C3, C4, C5, C6, Commuter, DART, GD02, N4, P29, Red, S2, rail

St Brendan's Ctgs
47, 82, C1, C2160 m
Ringsend Village
47, 82, C1, C2177 m
Ringsend Village
47, 82, 84n, C1, C2182 m
Irishtown Rd
47, 82, 84n, C1, C2246 m
Irishtown Rd
47, 82, C1, C2286 m
Tritonville Road
47, 84n, C1, C2401 m
Tritonville Road
47, C1, C2459 m
Ringsend Depot
47, 82, 84n, C1, C2481 m

Sources: gtfs, schools · fetched 11 Sept 2026, 19:16

Source	Licence	Fetched	Link
gtfs	CC-BY-4.0	11 Sept 2026, 19:16	open
schools	CC-BY-4.0	11 Sept 2026, 16:41	open

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.smr	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	12 Sept 2026, 20:38
Appeals	acp	CC-BY-4.0	12 Sept 2026, 00:05
Commencements	bcms	CC-BY-4.0	12 Sept 2026, 23:34
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.'	12 Sept 2026, 20:31
Consultations	consult	public	12 Sept 2026, 02:04
Council items	moderngov	public	12 Sept 2026, 21:48
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	12 Sept 2026, 21:48
Deadlines	npad	CC-BY-4.0	12 Sept 2026, 20:38
Deadlines	rzlt	CC-BY-4.0	12 Sept 2026, 00:23

Generated 13 Sept 2026, 05:44 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.

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