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Planning report · Dublin City Council · 500 m around the house · the last 12 months · 31 Oct 2026, 23:51

Primrose Avenue

53.35668, -6.27112

Homes here mostly date from before 1919. Home extensions nearby almost always get approved (92%). 22 homes approved 458 m away haven't started.

See on the mapWatch this area
Distance
250 m500 m1 km2 km
Time
12 months2 years5 years
92%of home extensions approved nearbyn=448 · 1.5 km · 10 yrs55 daystypical wait for a decisionmiddle half 53–555open for comments nearbyclose 3 Nov–26 Nov48homes approved nearby, not startednearest 276 m · 4284/24

How planning works, with this area's numbers

steps can overlap · medians for home extensions within 1.5 km, 10 years
  1. 1ApplySite notice up, plans online
  2. 2Comments5 weeks, €20. Comment to keep your right to appeal
  3. 3Decision8 weeks by law. Here 55 days
  4. 4Appeal window4 weeks after the decision
  5. 5AppealHere about 7 months
  6. 6PermissionLasts 5 years
  7. 7StartStart notice to the council. Here about 5 months after
  8. 8Sign-offCompletion cert, or the owner opts out
Question 1

What's the planning story of this house?

Figure 1

When it was built, and the rules since

Most homes here were built before 1919, before planning permission was needed.

Timeline from 1896: planning permission needed from October 1964, building regulations from June 1992, building records online from March 2014, sign-off opt-out from September 2015. Most homes here were built 1900–1918.1900191019201930194019501960197019801990200020102020Oct 1964permission neededJun 1992building regulationsMar 2014building records onlineSep 2015owners may opt out of sign-offThis houseAll of Primrose AvenueBuilt: most homes in this small area date from 1900–1918 (census estimate)most built2025: 2 files on Primrose Avenue2026: 1 file on Primrose Avenue3 files

Each line is a rule that applies to work done after it.

MeasuredEstimatecouncil register via NPAD · build years: CSO Census 2022, small area

On this site
R2
Zoning · Existing residential
No
Protected or listed · on the council's list
No
Vacant land tax · lived-in homes don't pay it
1 in 20
Radon (EPA) · homes with high radon
Zoning, protection, tax and flood: the detail
Zoning
What it says

Zone Z2 - DEV PLAN 2022-2028

ZoningR2 · Existing residential
What it says

Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas.

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.

development plan 2022 2028 · 14 Dec 2022 – 31 Dec 2028

ZoningR2 · Existing residential
What it says

Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas.

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.

development plan 2022 2028 variation no 11 · 14 Dec 2022 – 31 Dec 2028

Protected building4 within 100 m Entrance gates, railings and perimeter stone walls at Blessington Street Basin, including stone wall to Royal Canal Bank; House and original railings and steps (excluding modification)
Heritage inventory7 within 100 m Blessington Street Basin; Broadstone Park
Radon1 in 20 homes have high radon (EPA)

Not on this site: monument zone, conservation area, EU nature site, EU bird site, natural heritage area, tree order, landslide risk, derelict list.

Licensed industrial sites within 1.0 km: Mater Misericordiae University Hospital (371 m)

Vacant land taxNo lived-in homes don't pay it
Flood riskNone mapped within 500 m
Within 500 mCountFor example
Licensed industrial sites1P0054
Heritage inventory buildings227house
Radon grid squares1
Monuments8House - indeterminate date
How we work this out
'On this site' means the record's own map outline touches the registered parcel (or a 12 m circle round the point where there is no parcel). Only the council's own list confirms a protected building; ask the council if in doubt. The council's map for the vacant land tax shows this spot inside an area of existing homes. Homes people live in, and their gardens, don't pay the tax. The OPW flood map's licence lets us show a yes/no only. Land on the vacant land tax map nearby: 5 on the draft 2027 map; 2 on the final 2026 map.
Sources: Development plan zoning (councils), National Inventory of Architectural Heritage, EPA radon map, EPA licensed facilities (LEAP), Records of Protected Structures, Residential Zoned Land Tax maps, Constraint layers (bundle), EPA licensed sites, Sites and Monuments Record · fetched 26 Oct 2026, 23:21
SourceLicenceFetchedLink
Development plan zoning (councils)CC BY 4.025 Oct 2026, 23:06open
National Inventory of Architectural HeritageCC BY 4.027 Sept 2026, 19:35open
EPA radon mapCC BY 4.027 Sept 2026, 19:36open
EPA licensed facilities (LEAP)CC BY 4.026 Oct 2026, 23:21open
Records of Protected StructuresCC BY 4.0—open
Residential Zoned Land Tax mapsCC BY 4.025 Oct 2026, 23:43open
Constraint layers (bundle)CC BY 4.0, CC BY-NC-ND 4.027 Sept 2026, 19:37open
EPA licensed sitesCC BY 4.027 Sept 2026, 19:36open
Sites and Monuments RecordCC BY 4.027 Sept 2026, 19:29open
How we work this out
Applications whose site outline (or map point) falls on this property. 'No sign building has started' means we found no notice to the council's building control office; small jobs don't always file one, so ask. A missing completion certificate is not proof of a problem: an owner can opt out of official sign-off for a house or extension built for themselves.
Sources: Building Control Management System (commencement notices), National Planning Application Database · fetched 31 Oct 2026, 23:00
SourceLicenceFetchedLink
Building Control Management System (commencement notices)CC BY 4.031 Oct 2026, 02:56open
National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
Question 2

Could you extend?

Nothing on this site restricts it: not protected, not in a conservation area.

Figure 2

What happened to applications like yours

Extensions are almost always approved here: 93–97% by type. A new house in a garden is harder: 70% approved, and 1 in 2 is asked for more information.

Single-storey rear97 decided · more info asked 12%
97% · council 97%
Two-storey rear66 decided · more info asked 15%
94% · council 96%
Attic or dormer140 decided · more info asked 9%
94% · council 96%
First-floor43 decided · more info asked 28%
93% · council 94%
New house in a garden or site60 decided · more info asked 42%
70% · council 71%
Approved nearbyDublin overall

Decided applications within 1.5 km, received in the last 10 years. The kind of work is read from each description.

CalculatedOur classificationcouncil register via NPAD · 406 nearby, 5,055 council-wide

Figure 3

Primrose Avenue, file by file since 2025

1 of 1 decided extensions on the road were approved.

3 planning files on Primrose Avenue since 2025, by kind and decision.20252026Extensions, atticsNo. 20 · 2025 · single-storey rear · withdrawn or invalid · WEB2995/25No. 20 · 2025 · single-storey rear · approved · WEB5011/25No. 8 · 2026 · single-storey rear · undecided · WEB3539/26Porches, roofs, otherNew house in a side garden
ApprovedRefusedWithdrawn or invalid

3 files with "Primrose Avenue" in the address within 600 m, other roads of the same name left out. Hover a dot for the house number and reference.

MeasuredOur classificationcouncil register via NPAD · 2025–2026

Extensions and refusals right beside you 17 within 250 m · 0 refused within 100 m

Extensions and refusals near you 17 extensions within 250 m · the last 12 months

1 approved3 refused13 no decision or withdrawn
KindAppliedApprovedRefused
Dormer or attic703
Rear50—
Single-storey rear21—
Two-storey side20—
Two-storey rear10—

Refused within 100 m 0 in the last 12 months

Nothing refused this close in the last 12 months.

    How we work this out
    Home extensions are read from the application's description (extension, attic or dormer, porch, garage conversion, garden room), so a few may be missed or mislabelled. The kind is the first that fits: a dormer with a rear extension counts as a dormer. Refusal reasons come from An Coimisiún Pleanála's inspector reports, so they exist only where the refusal was appealed (Dún Laoghaire-Rathdown so far). The council's own reasons are on its planning file.
    Sources: National Planning Application Database, An Coimisiún Pleanála cases (ArcGIS feed) · fetched 31 Oct 2026, 23:00
    SourceLicenceFetchedLink
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), National Planning Application Database · fetched 31 Oct 2026, 23:00
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.031 Oct 2026, 02:56open
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    Question 3

    How long, and what if someone objects?

    Figure 4

    A home extension's journey here

    A decision takes 55 days. 1 in 6 is asked for more information, which adds about 76 days. Building starts about 5 months after permission.

    Comments open: 5 weeks · €20; Council decision: 55 days; If more info asked (1 in 6): 131 days; Appeal window: 4 weeks; If appealed: +214 days; Building starts: 147 days after permission0 mo3 mo6 mo9 mo12 mo15 mo18 moComments openComments close 5 weeks after the application is lodged5 weeks · €20Council decisionDecision: median 55 days, middle half 53–55 (n=375)55 daysIf more info asked (1 in 6)With further information: median 131 days (n=73)131 daysAppeal windowAnyone who commented can appeal within 4 weeks of the decision4 weeksIf appealedAt An Coimisiún Pleanála: median 214 days (n=167, all appeals within 1.5 km)+214 daysBuilding startsStart notice: median 147 days after permission (n=198)147 days after permissionSigned off441 days after the start, for the few who file. 36% of owners opt out of sign-off

    Bars are medians; whiskers show the middle half. Medians of separate steps don't add up exactly.

    Calculated448 decided home extensions, 201 start notices, 167 decided appeals · within 1.5 km, 10 years · NPAD, BCMS, An Coimisiún Pleanála

    Figure 5

    What appeals changed

    26 of 85 appealed refusals became permissions. 9 of 84 appealed approvals were reversed.

    Refusals appealed85 decided
    26 became permissions
    Approvals appealed84 decided
    9 reversed
    Ended approvedEnded refusedWithdrawn, invalid or other

    Every appeal decided within 1.5 km in 10 years, any kind of development.

    CalculatedAn Coimisiún Pleanála cases linked to the council file

    Appeals nearby 4 in the last 12 months
    • 501755 Open · 32-33 Blessington Street, Dublin 7 · 148 m
    • 501598 Pending · 2 Western Way, Dublin 7, D07K1WX · 125 m
    • 501519 Pending · 26 Mountjoy Street, Phibsborough, Dublin 7, D07 X0X8 · 304 m
    • 500672 Other · 5 and 6 Henrietta Street, Dublin 1 · 411 m report
    Sources: An Coimisiún Pleanála cases (ArcGIS feed), Courts Service legal diary (judicial reviews), National Planning Application Database · fetched 31 Oct 2026, 23:12
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Courts Service legal diary (judicial reviews)© the publisher31 Oct 2026, 23:12open
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    Question 4

    What's changing around you?

    Street map around Primrose Avenue with 15 numbered planning items
    ⌖ the houseOpen for commentsDerelict buildingApproved, not startedAppealRefusedBuilding started
    1. 18, Primrose Avenue WEB3539/26No decision yet · 19 m
    2. 2No. 297 North Circular Road, Phibsborough WEB3516/26No decision yet · 364 m
    3. 390, Dorset Street Upper WEB3597/26No decision yet · 379 m
    4. 436 North Circular Road, fronting onto the Crescent O'Devaney Gardens WEB3395/26No decision yet · 467 m
    5. 560 Mountjoy Street, Dublin 7 DS1880Derelict building · 214 m
    6. 623 Blessington Street Dublin 7 D07DT6D DS1006Derelict building · 243 m
    7. 7Wellington Street Lower 3847/23Approved, no sign building has started · 302 m
    8. 8119 Dorset Street Upper, Dublin 1 DS2072Derelict building · 372 m
    9. 9TYPEWRITER SHOP.IE 120 DORSET STREET UPPER DUBLIN 1 D01RX53 DS2073Derelict building · 374 m
    10. 1035/35A Bolton Street 4568/22Approved, no sign building has started · 458 m
    11. 112 Western Way, Dublin 7 501598Appeal: no decision yet · 125 m
    12. 1232-33 Blessington Street, Dublin 7 501755Appeal: open · 148 m
    13. 13241 Phibsborough Road, Dublin 7 WEB5751/25Refused · 191 m
    14. 14242, Phibsborough Road WEB5798/25Refused · 194 m
    15. 1517 Geraldine Street, Dublin WEB2742/25Building started · 119 m
    Figure 6

    What happens to applications within 500 m

    Permission isn't building. Of 139 permissions since 2016, 43 show a start notice and 12 have a completion certificate.

    217 applications lodged within 500 m. Council: 140 approved, 24 refused. After appeals: 139 approved. Of those: 12 signed off, 6 built with the owner's opt-out, 25 started, 96 with no start notice found, 0 ran out.LODGEDCOUNCIL DECISIONAFTER APPEALSWHAT HAPPENED NEXT140: lodged → approved24: lodged → refused40: lodged → withdrawn or invalid13: lodged → undecided136: approved → approved21: refused → refused40: withdrawn or invalid → withdrawn13: undecided → undecided2 approved by the council, undecided after an appeal1 approved by the council, refused after an appeal1 approved by the council, withdrawn or invalid after an appeal3 refused by the council, approved after an appeal96: approved → no start notice found6: approved → built, owner opted out25: approved → started, not signed off12: approved → signed off217 lodged217 lodged140 approved140 approved24 refused24 refused40 withdrawn or invalid40 withdrawn or invalid13 undecided13 undecided139 approved139 approved22 refused22 refused41 withdrawn41 withdrawn15 undecided15 undecided96 no start notice found96 no start notice found6 built, owner opted out6 built, owner opted out25 started, not signed off25 started, not signed off12 signed off12 signed off

    Purple bands are refusals turned into permissions on appeal. "No start notice found" includes small jobs that never needed one and notices we couldn't match.

    Measured217 applications in 10 years · NPAD, An Coimisiún Pleanála, BCMS start notices and completion certificates

    Figure 7

    The next 30 days

    10 deadlines within 500 m; the first closes 2 Nov 2026.

    10 deadlines in the next 30 days: 2026-11-02 WEB2973/26: ADDITIONAL INFORMATION — PROTECTED STRUCTURE: The development, which is within the curtilage of protected structures, will consist of the demolit; 2026-11-03 WEB3395/26: application received — (i) the removal of a single storey shed with vehicular entrance and boundary wall with pedestrian gate fronting the mews; 2026-11-04 WEB2990/26: GRANT PERMISSION — FULL PLANNING PERMISSION Sought for the subdivision of the part two and part three storey house into two apartments incl; 2026-11-06 WEB3041/26: ADDITIONAL INFORMATION — PROTECTED STRUCTURE: The development consists of Change of Use from a 'Halfway House for Female Ex-Offenders’ to a singl; 2026-11-06 WEB3031/26: GRANT PERMISSION AND RETENTION PERMISSION — RETENTION AND PERMISSION: We, Phoenix Tower Ireland III Limited are applying for 1) Retention Permission to retain 6 no.; 2026-11-12 WEB3105/26: GRANT PERMISSION — The demolition of an existing attached garage and the construction of a two-storey side extension with flat roof to exis; 2026-11-17 WEB3516/26: application received — PROTECTED STRUCTURE: The development will principally consist of: (i) the conservation, renovation and alteration of 'St; 2026-11-18 WEB3524/26: application received — The demolition of the existing single storey car showroom and the construction of a 6-7 storey residential development c; 2026-11-19 WEB3539/26: application received — The development will consist of a ground floor rear extension and all ancillary works.; 2026-11-26 WEB3597/26: application received — PROTECTED STRUCTURE: RETENTION : Retention Permission for replacement uPVC sash windows to front elevation to a protectetoday5 Nov10 Nov15 Nov20 Nov25 Nov30 NovWEB2973/26: ADDITIONAL INFORMATION — PROTECTED STRUCTURE: The development, which is within the curtilage of protected structures, will consist of the demolit · 467 m away · 2026-11-02WEB3395/26: application received — (i) the removal of a single storey shed with vehicular entrance and boundary wall with pedestrian gate fronting the mews · 467 m away · 2026-11-03WEB2990/26: GRANT PERMISSION — FULL PLANNING PERMISSION Sought for the subdivision of the part two and part three storey house into two apartments incl · 467 m away · 2026-11-04WEB3041/26: ADDITIONAL INFORMATION — PROTECTED STRUCTURE: The development consists of Change of Use from a 'Halfway House for Female Ex-Offenders’ to a singl · 467 m away · 2026-11-06WEB3031/26: GRANT PERMISSION AND RETENTION PERMISSION — RETENTION AND PERMISSION: We, Phoenix Tower Ireland III Limited are applying for 1) Retention Permission to retain 6 no. · 467 m away · 2026-11-06WEB3105/26: GRANT PERMISSION — The demolition of an existing attached garage and the construction of a two-storey side extension with flat roof to exis · 467 m away · 2026-11-12WEB3516/26: application received — PROTECTED STRUCTURE: The development will principally consist of: (i) the conservation, renovation and alteration of 'St · 364 m away · 2026-11-17WEB3524/26: application received — The demolition of the existing single storey car showroom and the construction of a 6-7 storey residential development c · 467 m away · 2026-11-18WEB3539/26: application received — The development will consist of a ground floor rear extension and all ancillary works. · 19 m away · 2026-11-19WEB3597/26: application received — PROTECTED STRUCTURE: RETENTION : Retention Permission for replacement uPVC sash windows to front elevation to a protecte · 379 m away · 2026-11-26
    Comments closeTime to appeal ends
    • Time to appeal ends 2 Nov 20262 days left
      WEB2973/26 · ADDITIONAL INFORMATION — PROTECTED STRUCTURE: The development, which is within the curtilage of protected structures,…
      €220 to An Coimisiún Pleanála (€110 observer) · 467 m away
    • Comments close 3 Nov 20263 days left
      4WEB3395/26 · application received — (i) the removal of a single storey shed with vehicular entrance and boundary wall with…
      €20 to the council · 467 m away
    • Time to appeal ends 4 Nov 20264 days left
      WEB2990/26 · GRANT PERMISSION — FULL PLANNING PERMISSION Sought for the subdivision of the part two and part three storey house into…
      €220 to An Coimisiún Pleanála (€110 observer) · 467 m away
    • Time to appeal ends 6 Nov 20266 days left
      WEB3041/26 · ADDITIONAL INFORMATION — PROTECTED STRUCTURE: The development consists of Change of Use from a 'Halfway House for…
      €220 to An Coimisiún Pleanála (€110 observer) · 467 m away
    • Time to appeal ends 6 Nov 20266 days left
      WEB3031/26 · GRANT PERMISSION AND RETENTION PERMISSION — RETENTION AND PERMISSION: We, Phoenix Tower Ireland III Limited are…
      €220 to An Coimisiún Pleanála (€110 observer) · 467 m away
    • Time to appeal ends 12 Nov 202612 days left
      WEB3105/26 · GRANT PERMISSION — The demolition of an existing attached garage and the construction of a two-storey side extension…
      €220 to An Coimisiún Pleanála (€110 observer) · 467 m away
    • Comments close 17 Nov 202617 days left
      2WEB3516/26 · application received — PROTECTED STRUCTURE: The development will principally consist of: (i) the conservation,…
      €20 to the council · 364 m away
    • Comments close 18 Nov 202618 days left
      WEB3524/26 · application received — The demolition of the existing single storey car showroom and the construction of a 6-7 storey…
      €20 to the council · 467 m away
    • Comments close 19 Nov 202619 days left
      1WEB3539/26 · application received — The development will consist of a ground floor rear extension and all ancillary works.
      €20 to the council · 19 m away
    • Comments close 26 Nov 202626 days left
      3WEB3597/26 · application received — PROTECTED STRUCTURE: RETENTION : Retention Permission for replacement uPVC sash windows to front…
      €20 to the council · 379 m away

    Measuredcouncil registers and An Coimisiún Pleanála · deadlines worked out from the dates on file

    Figure 8

    Approved, stalled or planned, not built yet

    22 homes 458 m away were approved Mar 2023 with no start notice yet; the permission runs to Mar 2028. 1 building site nearby stopped before sign-off. DART+ West is planned 910 m away.

    35/35A Bolton Street · 22 homes: 22 homes approved Mar 2023, not started; 11 Wellington Street… · 21 homes: 21 homes, started Oct 2022, never signed off; DART+ West, DART+ West:…: railway order granted (July 2024); DART+ South West, DART+ South…: railway order granted (13 November 2024)2022202320242025202620272028202935/35A Bolton Street · 22 homes458 m · 4568/2222 homes approved Mar 2023, not started22 homes approved Mar 2023, not started11 Wellington Street… · 21 homes304 m · 3167/2121 homes, started Oct 2022, never signed off21 homes, started Oct 2022, never signed offDART+ West, DART+ West:…910 m · plannedrailway order granted (July 2024)DART+ South West, DART+ South…913 m · plannedrailway order granted (13 November 2024)today

    Each row is a dated fact from a public register: no score and no forecast.

    Measuredcouncil registers, BCMS, derelict sites registers, development plan layers (CC BY 4.0)

    Sites that could change 12 within 500 m

    Derelict building 8

    • 560 Mountjoy Street, Dublin 7 · derelict since Aug 2026 · 214 m
    • 623 Blessington Street Dublin 7 D07DT6D · derelict since Sep 2017 · 243 m
    • 8119 Dorset Street Upper, Dublin 1 · derelict since Sep 2025 · 372 m
    • 9TYPEWRITER SHOP.IE 120 DORSET STREET UPPER DUBLIN 1 D01RX53 · derelict since Sep 2025 · 374 m
    • 17/18 Frederick Street North Dublin 1 D01XP84; 18 Frederick Street North Dublin 1 · derelict since Aug 2024 · 426 m
    • 78 Dorset Street Upper, Dublin 1 · derelict since Jan 2026 · 441 m
    • 12 & 12A Granby Row, Dublin 1. · derelict since Aug 2026 · 444 m
    • 30 Frederick Street North Dublin 1 · derelict since Apr 2023 · 466 m

    Building site that stopped 1

    Approved, not started 1

    Empty land zoned for homes 2

    • 0.3 ha zoned for homes · no homes built on it yet · 164 m
    • 0.3 ha zoned for homes · no homes built on it yet · 392 m
    Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), Derelict sites registers, Council meetings (ModernGov), National Planning Application Database, Residential Zoned Land Tax maps · fetched 31 Oct 2026, 23:00
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.031 Oct 2026, 02:56open
    Derelict sites registersCC BY 4.026 Oct 2026, 23:09open
    Council meetings (ModernGov)Public31 Oct 2026, 02:21open
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    Residential Zoned Land Tax mapsCC BY 4.025 Oct 2026, 23:43open
    Figure 9

    Applications within 500 m, by year

    Between 29 and 45 a year; busiest 2025. 85% of decisions were approvals.

    2021: 36, 2022: 29, 2023: 33, 2024: 36, 2025: 45, 2026: 38010203040502021: 33 approved2021: 2 refused2021: 1 undecided36’21*2022: 22 approved2022: 6 refused2022: 1 withdrawn or invalid29’222023: 24 approved2023: 5 refused2023: 4 withdrawn or invalid33’232024: 27 approved2024: 6 refused2024: 2 withdrawn or invalid2024: 1 undecided36’242025: 25 approved2025: 4 refused2025: 16 withdrawn or invalid45’252026: 9 approved2026: 1 refused2026: 17 withdrawn or invalid2026: 11 undecided38’26*
    ApprovedRefusedWithdrawn or invalidUndecided

    2021 and 2026 are part years (*). Exemption requests and time extensions are left out.

    Measuredcouncil register via NPAD

    Open for comments €20 to comment

    Every application within 500 m 50 in the last 12 months

    See every application on the map

    How we work this out
    Descriptions are shortened by the national planning database (to 80 characters in Dún Laoghaire-Rathdown, 70 in Fingal), and it does not publish applicants' names.
    Sources: National Planning Application Database, An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices) · fetched 31 Oct 2026, 23:00
    SourceLicenceFetchedLink
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.031 Oct 2026, 02:56open
    Building work nearby 15 in the last 12 months
    1 signed off as finished9 not signed off5 no sign-off needed
    • 16 Wellington Street Lower, Dublin 7 · 4 Nov 2026 · 36 homes · start notice not signed off · WEB5482/25 · 276 m
    • 71 Rathdown Road, Dublin, Dublin 7 · 19 Oct 2026 · 1 homes · start notice, opted out no sign-off needed · 3935/24 · 468 m
    • 1517 Geraldine Street, Dublin, Dublin 7, D07 F59T · 17 Oct 2026 · start notice, opted out no sign-off needed · WEB2742/25 · 119 m
    • 36-40 Dominick Street Upper, Dublin 7, D07 KDV5 · 15 Sept 2026 · 90 homes · 7-day notice not signed off · ABP-320953-24 & 4790/23 · 219 m
    • 21 Phibsborough Road, Dublin 7 · 4 Sept 2026 · 7-day notice not signed off · WEB2661/25 · 266 m
    • 23 Phibsborough Road, Dublin 7, D07 W20W · 23 Jul 2026 · short notice no sign-off needed · WEB5097/25 · 185 m
    • 1/2 Royal Canal Terrace, Dublin 7 · 2 Jun 2026 · start notice not signed off · 3203/22 · 233 m
    • 23 Blessington Street, Dublin 7, D07 DT6D · 13 Apr 2026 · 4 homes · start notice not signed off · 0010/25 · 244 m
    • 2 Myrtle Street, Dublin, Dublin 7, D07 Y7P3 · 30 Mar 2026 · short notice no sign-off needed · 3023/25 · 45 m
    • Eccles Street, Dublin, Dublin 7, D07 WKW8 · 17 Mar 2026 · start notice signed off · 464 m
    • DUBLIN BUS,21 Phibsborough Road, Dublin, Dublin 7, D07 F77P · 2 Mar 2026 · start notice not signed off · 3228/23 · 183 m
    • Eccles Street, Dublin 7, D07 R2WY · 18 Feb 2026 · start notice not signed off · 323 m
    • 36 Blessington Street, Dublin, Dublin 7, D07 A4XY · 10 Feb 2026 · 4 homes · 7-day notice not signed off · WEB1751/25 · 142 m
    • 1/2 Royal Canal Terrace, Phibsborough Road, Dublin 7, D07 NP74 · 27 Jan 2026 · 7-day notice not signed off · 3203/22 · 247 m
    • 36 Primrose Avenue, Phibsborough, Dublin 7, D07 WK7K · 16 Jan 2026 · short notice no sign-off needed · WEB2843/25 · 41 m
    How we work this out
    Each row is a notice the builder sent to the council's building control office before work started. One notice can cover many homes. 'Signed off as finished' means a completion certificate is on file; work done under an opt-out or a short notice doesn't need one.
    Source: Building Control Management System (commencement notices) · fetched 31 Oct 2026, 02:56
    SourceLicenceFetchedLink
    Building Control Management System (commencement notices)CC BY 4.031 Oct 2026, 02:56open
    Homes coming 48 not started
    How we work this out
    Schemes of 10 or more homes approved since 2021, from the council and An Coimisiún Pleanála registers. 'Building started' means the builder told the council's building control office that work was starting (a commencement notice).
    Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), National Planning Application Database, Social housing construction status report · fetched 31 Oct 2026, 23:00
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.031 Oct 2026, 02:56open
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    Social housing construction status reportCC BY-SA 4.023 Oct 2026, 23:02open
    Named places nearby: estate, schemes, crèches, schools

    Named places estate, developments, inspections

    Developments within 1.0 km

    SchemeHomesProgressDistance
    James McSweeney House3535 being built (2026-Q2)156 m
    36-40 Dominic Street Upper9393 not started (2026-Q2)164 m
    12-16A Wellington Street Lower2828 not started (2026-Q1)260 m
    St. Mary's Place Flats163163 being built (2026-Q2)308 m
    Constitution Hill Flats12446 being built · 78 not started (2026-Q2)387 m
    Former Des Kelly Site96—392 m
    Phibsborough Shopping Centre23no activity on site reported (2026-Q2)490 m
    No. 297 North Circular Road1313 not started (2026-Q2)632 m

    Who applies most nearby

    Crèches and schools inspected

    NameLatest inspectionDistance
    Constitution Hill Playgroup · Crèche15 Sept 2025 · report · Tusla Early Years Inspectorate290 m
    Suantrai Creche · Crèche26 Sept 2025 · report · Tusla Early Years Inspectorate363 m
    LYCS Early Years Education Service · Crèche24 Apr 2025 · report · Tusla Early Years Inspectorate493 m
    Portobello Montessori · Crèche18 Sept 2025 · report · Tusla Early Years Inspectorate582 m
    The Children's Place · Crèche25 Feb 2025 · report · Tusla Early Years Inspectorate600 m
    St. Peter's Montessori School · Crèche7 Apr 2025 · report · Tusla Early Years Inspectorate696 m
    Little People's Academy Ltd · Crèche7 Jan 2026 · report · Tusla Early Years Inspectorate770 m
    Pitter Patter Community Play Group · Crèche17 Feb 2026 · report · Tusla Early Years Inspectorate804 m
    How we work this out
    Organisations only: a person named on an application is never listed. Inspection dates and links are the publisher's; read their report for the findings.
    Sources: Dublin housing delivery pipeline, National Planning Application Database, Applicant organisations (from the CRO), Department of Education school list, Tusla early years register · fetched 31 Oct 2026, 23:00
    SourceLicenceFetchedLink
    Dublin housing delivery pipelineCC BY 4.026 Oct 2026, 23:00open
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    Applicant organisations (from the CRO)Derived by Planning Register25 Oct 2026, 23:01—
    Department of Education school listCC BY 4.027 Oct 2026, 23:04open
    Tusla early years registerPublic register28 Oct 2026, 23:19open
    How busy is this area Busier than most of Dublin City Council.
    Homes approved
    Here615
    Council middle62
    Homes started
    Here1,038
    Council middle132
    How we work this out
    Homes approved counts schemes of 10 or more homes (one-off houses are not included). Homes started counts every home in a notice that building work was starting. The council figure is the middle value across the council's built-up squares of the same area (3.1 km², about a 1 km circle), so half of them saw more and half fewer.
    Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), National Planning Application Database · fetched 31 Oct 2026, 23:00
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.031 Oct 2026, 02:56open
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    Question 5

    What's the area like?

    Figure 10

    This street block against the council

    91% of homes built before 1971 (council 52%). 60% owner-occupied (council 47%).

    Homes built before 1971
    91% · council 52%
    Homes built since 2001
    0% · council 19%
    Owner-occupied
    60% · council 47%
    Rented
    30% · council 45%
    Children under 15
    9% · council 15%
    Aged 65 and over
    12% · council 13%
    Households with 2+ cars
    7% · council 19%
    Work mainly from home
    13% · council 12%
    This small area (227 people)Dublin

    MeasuredCSO Census 2022, Small Area Population Statistics (CC BY 4.0) · small area 268081009

    Bus
    166 m
    Phibsborough Road · 23, 24, E1 · busiest stop within 500 m: 23 an hour at peak
    Planned
    910 m
    DART+ West, DART+ West: Connolly - Maynooth
    Radon
    1 in 20
    homes here likely high (EPA). Test it
    Nearest school
    329 m
    Paradise Place ETNS, 239 pupils
    Homes sold nearby
    517
    in 3 years, 446 new (Property Price Register)
    Schools, stops and the council

    Schools

    • Paradise Place ETNS · primary · 239 pupils · 329 m
    • Henrietta Street School · primary · 20 pupils · 432 m
    • Mount Carmel Secondary School · postprimary · 386 pupils · 551 m
    • Dublin 7 Educate Together NS · primary · 515 pupils · 583 m
    • Hospital School CHI at Temple Street · primary · 66 pupils · 605 m
    • Belvedere College S.J · postprimary · 1011 pupils · 613 m
    • St Peters Ns · primary · 409 pupils · 671 m
    • Gaelscoil Cholaiste Mhuire · primary · 161 pupils · 692 m

    Stops 108

    • Phibsborough Road · 23, 24, E1, E2 · 21/hour at peak · 166 m
    • Phibsborough Road · 23, 24, 88n, E1, E2, KL01 · 19/hour at peak · 177 m
    • Western Way · E1, E2 · 15/hour at peak · 192 m
    • Western Way · 88n, E1, E2 · 13/hour at peak · 198 m
    • Mountjoy Street · 11, 11B, 120, 38, 38A, 38B · 12/hour at peak · 205 m
    • Broadstone · 103, 109X, 23, 24, E1, E2 · 21/hour at peak · 229 m
    • O'Connell Avenue · 11, 11B, 120, 38, 38A, 38B · 13/hour at peak · 237 m
    • Broadstone · 103, 23, 24, 88n, E1, E2 · 23/hour at peak · 247 m

    Schools growing or shrinking planning in 3 years · pupils last year

    • Paradise Place ETNS · 329 m+0.8% pupils (239)
    • Henrietta Street School · 432 m0% pupils (20)
    • Mount Carmel Secondary School · 551 m-3% pupils (386)
    • Dublin 7 Educate Together NS · 583 m+0.4% pupils (515)
    • Hospital School CHI at Temple Street · 605 m-4.3% pupils (66)
    • Belvedere College S.J · 613 m+0.7% pupils (1,011)

    Open consultations

    Council meetings 30 items

    Public land

    • Dublin City Council · 1.24 ha · 28 m
    • Dublin City Council · 0.21 ha · 61 m
    • Dublin City Council · 0.69 ha · 153 m
    • Córas Iompair Éireann · 10.6 ha · 182 m
    • Dublin City Council · 0.42 ha · 189 m
    • Dublin City Council · 0.32 ha · 225 m
    Sources: Public transport stops and routes (NTA GTFS), Department of Education school list, National Planning Application Database, Council consultation portals, Council meetings (ModernGov), Land Development Agency public land register, cso_saps_2022, National Transport Authority, Fingal County Council and Dún Laoghaire-Rathdown County Council development plan layers (CC BY 4.0), dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0), EPA strategic noise maps, Fingal County Council · fetched 31 Oct 2026, 23:00
    SourceLicenceFetchedLink
    Public transport stops and routes (NTA GTFS)CC BY 4.025 Oct 2026, 23:02open
    Department of Education school listCC BY 4.027 Oct 2026, 23:04open
    National Planning Application DatabaseCC BY 4.031 Oct 2026, 23:00open
    Council consultation portalsPublic31 Oct 2026, 01:06open
    Council meetings (ModernGov)Public31 Oct 2026, 02:21open
    Land Development Agency public land registerCC BY 4.011 Sept 2026, 16:43open
    cso_saps_2022CC BY 4.0—open
    National Transport AuthorityCC BY 4.0——
    Fingal County Council and Dún Laoghaire-Rathdown County Council development plan layers (CC BY 4.0)CC BY 4.0——
    dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0)CC BY 4.0——
    EPA strategic noise mapsCC BY 4.0——
    Fingal County CouncilCC BY 4.0——
    Question 6

    What to ask, and who

    1. Application 19 m away open for comments until 19 Nov 2026: comment?
      Ask for: The plans on the council's website (€20 to comment).
      Council
    2. Any work done without planning permission?
      Ask for: An opinion of compliance for the whole house.
      Seller · solicitor
    Reference

    Where this is, the terms, the sources

    Electoral division
    Inns Quay B
    Electoral area
    Cabra-Glasnevin
    Council
    Dublin City Council
    Everything we found, as a list 8 lines
    • Zoned R2 (existing residential); not protected; no vacant land tax.
    • 12 sites nearby could change: 8 derelict, 1 stalled build, 1 approved scheme, 2 empty zoned plots.
    • 5 applications open for comments nearby; nearest closes 19 Nov 2026.
    • 48 homes approved nearby, not started; largest 26 at Wellington Street Lower.
    • Dorset Street Upr (bus 1, 122) 436 m away: 36 an hour at morning peak; 405 from all stops within 500 m. Planned: DART+ West 910 m away, railway order granted (July 2024).
    • Here (2022 census): 60% owner-occupied (council 47%); 10% of homes empty (council 8%); most built before 1919; 16% drive to work (council 28%); population up 24% since 2016.
    • 17 home extensions within 250 m since 2025. Most were dormers or attic conversions. 3 dormers or attic conversions refused.
    • The council decides in a median 55 days (about 8 weeks); 1 in 4 is asked for more information.
    What the terms mean 10 terms
    • Vacant land tax (Residential Zoned Land Tax (RZLT)): A yearly tax of 3% of the land's value on land that is zoned for homes and serviced but left unbuilt.
    • Building started (Commencement notice (BCMS)): The builder must tell the council's building control office 14 to 28 days before work starts.
    • Signed off as finished (Certificate of Compliance on Completion): A certificate filed when a building is finished, confirming it meets the building regulations.
    • Approved (Grant of permission): The council said yes, usually with conditions.
    • Listed by the council as derelict (Derelict Sites Register): Councils keep a public list of land and buildings in a ruinous or dangerous state.
    • Protected building (Protected structure (Record of Protected Structures)): A building the council has listed for its heritage value.
    • Comment on an application (Observation / submission): Anyone can comment on a planning application within five weeks of it being lodged, for a €20 fee.
    • Appeal (Appeal to An Coimisiún Pleanála): The applicant, or anyone who commented in time, can appeal the council's decision within four weeks.
    • What the land is zoned for (Zoning objective): The council's development plan sets what each area is for: homes, shops, open space and so on.
    • Building site that stopped (Commenced, no completion certificate): A housing build that told the council it was starting at least three years ago, passed its own planned finish date, and has never been signed off as finished.
    Sources and licences 33
    SourcePublisherLicenceFetched
    EPA strategic noise maps—CC BY 4.0—
    Fingal County Council—CC BY 4.0—
    Fingal County Council and Dún Laoghaire-Rathdown County Council development plan layers (CC BY 4.0)—CC BY 4.0—
    National Transport Authority—CC BY 4.0—
    services-eu1.arcgis.comAn Coimisiún PleanálaCC BY 4.030 Oct 2026
    data.nbco.gov.ieNational Building Control Office (BCMS)CC BY 4.031 Oct 2026
    data.gov.ieVarious (see each layer)CC BY 4.0, CC BY-NC-ND 4.027 Sept 2026
    gis.epa.ieEnvironmental Protection AgencyCC BY 4.027 Sept 2026
    services-eu1.arcgis.comNational Inventory of Architectural HeritageCC BY 4.027 Sept 2026
    gis.epa.ieEnvironmental Protection AgencyCC BY 4.027 Sept 2026
    services-eu1.arcgis.comNational Monuments Service (SMR)CC BY 4.027 Sept 2026
    dlrcoco.citizenspace.comLocal authorities (consultation portals)Public31 Oct 2026
    www2.courts.ie—© the publisher31 Oct 2026
    cso.ie—CC BY 4.0—
    dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0)—CC BY 4.0—
    services-eu1.arcgis.comLocal authorities (derelict sites registers)CC BY 4.026 Oct 2026
    services.arcgis.comDublin local authorities (housing delivery pipeline)CC BY 4.026 Oct 2026
    data.epa.ieEnvironmental Protection Agency (LEAP licence register)CC BY 4.026 Oct 2026
    esbnetworks.ie—© the publisher · flag only11 Sept 2026
    transportforireland.ieNational Transport AuthorityCC BY 4.025 Oct 2026
    lda.ieLand Development AgencyCC BY 4.011 Sept 2026
    meetings.fingal.ieLocal authorities (council meetings)Public31 Oct 2026
    services.arcgis.comDepartment of Housing (National Planning Application Database)CC BY 4.031 Oct 2026
    organisationsPlanning Register (derived from applications and the CRO register)Derived by Planning Register25 Oct 2026
    services-eu1.arcgis.comTailte ÉireannCC BY 4.011 Sept 2026
    services-eu1.arcgis.comCSO, Tailte Éireann, OpenStreetMap contributorsCC BY 4.04 Oct 2026
    propertypriceregister.ieProperty Services Regulatory Authority (PPR)© PSRA, PSI licence31 Oct 2026
    data.gov.ieLocal authorities (Record of Protected Structures)CC BY 4.0—
    services.arcgis.comLocal authorities (RZLT maps)CC BY 4.025 Oct 2026
    gov.ieDepartment of EducationCC BY 4.027 Oct 2026
    gov.ieDepartment of HousingCC BY-SA 4.023 Oct 2026
    tusla.ieTusla (Early Years Inspectorate)Public register28 Oct 2026
    services.arcgis.comLocal authorities via the Department of Housing (GZT / MyPlan)CC BY 4.025 Oct 2026
    Measured
    counted from a public register
    Calculated
    a rate or median we worked out from those counts
    Our classification
    we sorted it by reading each description
    Estimate
    inferred from another source (census, map data)
    Rule summary
    the law, simplified: check before relying on it
    How we work this out
    Generated 31 Oct 2026, 23:51 from the Planning Register store; nothing was fetched live. Not a legal search: the council's planning file is the record. Deadlines come from published dates under the Planning and Development Act 2000: confirm with the council before relying on them. Street map © OpenStreetMap contributors; building outlines © Overture Maps Foundation. The text version carries every figure with its source, for an AI assistant.