Public Planning Notice
Planning Modification 4108/21 – Coolock Village Main Street
The only new commercial unit planned for Coolock Village Main Street is being removed, and it hasn’t even been built yet.
KTPCC Development Company Limited has submitted a modification to Planning Ref. 4108/21 (An Coimisiún Pleanála case ABP-314313-22) seeking to delete the sole ground-floor commercial unit from the approved 5-storey mixed-use building at Main Street / Poball Parnell access road.
The original permission granted on 1 July 2024 explicitly included ground-floor commercial space. This modification would replace it with additional residential accommodation and administrative space.
We submitted our observation on 18 February 2026 through the Dublin City Council planning portal.
This is Coolock Village, Not Just “Coolock”
The application documentation refers generically to “Coolock”. However, the site is within the signposted core of Coolock Village, a defined Main Street settlement functioning as a neighbourhood centre.
Zoning reference: Dublin City Development Plan — Mapset B (PDF)
Direct Conflict with Dublin City Development Plan 2022–2028
Chapter 7 (Urban Villages & Retail) protects neighbourhood centres and supports mixed-use development, active frontage, and day-to-day local services.
Relevant objectives include:
- CCUV2 – Retail Hierarchy
- CCUV4 – Role of Retail in Urban Life
- CCUV20 – Mixed-Use Urban Villages
- CCUV25 – Neighbourhood Centres
Deleting the planned commercial unit converts a mixed-use development into an effectively mono-residential frontage. Operational preference of a housing provider does not override statutory Development Plan policy.
Traffic & Capacity: No Updated Assessment
The access road:
- Serves daily Chanel College congestion
- Is heavily impacted during Poball Parnell events
- Experiences peak surges during St. Brendan’s Church funerals and services
Economic & Footfall Reality
Village economies depend on active frontage, walkable services, clustering effects, and street-level vitality.
Removing this commercial unit reduces footfall potential and weakens commercial gravity on Main Street, Coolock Village. Each incremental deletion of active frontage makes it harder for future businesses to justify locating here.
Full Application Access (Public Record)
Dublin City Council
An Coimisiún Pleanála (ABP-314313-22)
All documents are publicly accessible.
This Sets a Precedent
If mixed-use frontage in a village core can be removed after permission is granted purely for operational convenience, it sets a citywide precedent. Planning policy cannot be selectively applied. Village cores cannot become mono-residential by modification.
How to Object
- Go to the DCC Portal: Visit the Make an Observation page.
- Quote the Ref Number: You are objecting to modifying Planning Ref:
4108/21. - State your point: Use the arguments above regarding the deletion of commercial frontage in a Z3 Neighbourhood Centre.
- Pay the fee: It costs €20 to submit an observation. Deadline is 26 February 2026.
Response Invited
If KTPCC Development Company Limited wish to publicly clarify why the commercial unit is being removed, how village vitality will be maintained, and what alternative public benefit is being offered, we welcome a written response via our Contact page. We will publish it in full. Transparency benefits everyone.
We support housing. We support development. We support regeneration. But not at the expense of village function, economic resilience, and policy integrity.
Coolock Village deserves to remain a village.
What You Can Do
- 1.Read the full details above and understand the issues raised.
- 2.Share this notice with neighbours and community members who may be affected.
- 3.Submit your own observation to Dublin City Council if you have concerns about the development.
- 4.Get involved — join the wider village conversation.