Dublin City Council is the planning authority for the city between the canals and out to suburbs such as Clontarf, Glasnevin, Crumlin and Ballsbridge. It handles one of the highest volumes of planning applications in the country, and proposals here are often shaped by heritage, density and residential amenity in equal measure.
Ireland Planning advises homeowners, farmers, landowners, businesses and developers on planning permission in the Dublin City Council area. Our work is led by Patrick O’Reilly, a chartered planner and a Full Corporate Member of the Irish Planning Institute (MIPI). We review the planning history, the Dublin City Development Plan and any site constraints before you commit to drawings or a purchase.
Planning permission in Dublin City: local context
Much of the city's Georgian and Victorian housing stock is listed on the Record of Protected Structures or sits within an Architectural Conservation Area. In those cases, works that would normally be exempt, including some internal alterations, window replacements and rear extensions, can require planning permission. Establishing the status of a building before design starts avoids expensive redesigns.
Land use zoning in the Dublin City Development Plan sets out what is permitted in principle, open for consideration or not normally permitted on each site. Change of use proposals for ground-floor units, particularly on principal shopping streets and in the city centre, are assessed for their effect on active frontage, vitality and the mix of uses. Short-term letting of a home that is not a principal private residence in a Rent Pressure Zone generally requires planning permission, and the entire city falls within a Rent Pressure Zone.
Mews developments, attic conversions, back-garden infill houses and commercial-to-residential conversions over shops are common in the city. Each raises questions of daylight, overlooking, private open space and minimum apartment standards.
Key planning considerations in Dublin City
These are the issues that most often decide applications to Dublin City Council:
- Protected structures, Architectural Conservation Areas and Conservation Areas
- Zoning objectives and active ground-floor frontage on shopping streets
- Short-term letting and Rent Pressure Zone controls
- Mews and backland infill development, daylight and overlooking
- Apartment and shared accommodation design standards
- Flood risk along the Liffey, Dodder, Tolka and coastal areas
Towns and areas we cover
We advise on sites throughout the Dublin City Council area, including:
Dublin city centre · Rathmines · Ranelagh · Drumcondra · Phibsborough · Stoneybatter · Ballsbridge · Sandymount · Clontarf · Raheny · Cabra · Crumlin · Kimmage · Terenure · Glasnevin · Donnybrook · Ringsend · Finglas · Coolock · Ballymun
Our planning services for Dublin City Council applications
- Planning feasibility reviews and pre-planning (Section 247) consultation with Dublin City Council
- House extensions and attic conversions, assessed against the Dublin City Development Plan
- One-off houses, infill and replacement dwellings
- Change of use for shops, offices, clinics, restaurants and other premises
- Commercial to residential conversions and living over the shop
- Commercial, retail and business planning applications
- Retention planning permission for unauthorised works and enforcement issues
- Planning refusals, conditions and appeals to An Coimisiún Pleanála
- Section 5 declarations on whether works are exempted development
- Third-party observations and objections on planning applications
Planning refusals and appeals to An Coimisiún Pleanála
If Dublin City Council has refused permission or attached conditions that make a project unworkable, the options include an appeal to An Coimisiún Pleanála, a revised application that addresses the reasons for refusal, or a further information strategy. We review the planner’s report, the reasons for refusal and the relevant policies before recommending a route. See our planning refusals and appeals service.
Frequently asked questions about planning permission in Dublin City
Do I need planning permission for a rear extension on a protected structure in Dublin City?
Usually yes. Exempted development allowances do not generally apply where the works would materially affect the character of a protected structure. We can advise on what Dublin City Council is likely to require, including a conservation assessment, before you apply.
Can I convert the upper floors of a shop to apartments in Dublin City?
Often, and certain vacant commercial-to-residential conversions can benefit from exemptions subject to strict conditions. Fire safety, minimum unit sizes, protected structure status and the existing lawful use all need checking. A site-specific review is the right starting point.
How long does Dublin City Council take to decide a planning application?
Dublin City Council must generally decide a valid planning application within eight weeks of receiving it. If the council requests further information, the decision is usually due within four weeks of that information being received. Invalid applications are returned, so a complete, well-prepared submission saves time.
Can I appeal a decision made by Dublin City Council?
Yes. Applicants, and third parties who made a valid submission on the application, can generally appeal a decision by Dublin City Council to An Coimisiún Pleanála (formerly An Bord Pleanála) within four weeks of the decision date. The deadline is strict, so get advice as soon as the decision issues.
Information to include with your enquiry
The more accurately we understand the site and proposed development, the more useful an initial response can be.
- Full property address and Eircode, if available
- Existing use and proposed use or works
- Any planning reference numbers, decisions or drawings
- Relevant timescales and known constraints
Neighbouring planning authorities
We also advise on projects in nearby council areas: Fingal County Council, South Dublin County Council, Dún Laoghaire–Rathdown County Council. See every county and council we cover on our planning permission by county and council page.
Request a planning assessment
Contact Ireland Planning on 01 223 2496 or email info@irelandplanning.ie with the site address and your proposal. We will explain the planning position with Dublin City Council and the next practical step for your project.
Request a Planning Assessment →
Planning law and local policy can change. Any general information on this page should be checked against the provisions in force and the specific property circumstances before relying on an exemption or commencing works.