--- title: "Planning Modification 4108/21 – Coolock Village Main Street | Coolock Village" description: "Archive record of the proposed deletion of the only new commercial unit planned for Main Street, Coolock Village. The observation window closed on 26 February 2026." canonical_url: "https://coolockvillage.ie/notices/planning-observation-4108-21/" template: "raw-page" schema_type: "Article" date_published: "2026-02-18T00:00:00.000Z" date_modified: "2026-02-18T00:00:00.000Z" --- Coolock Village Dublin 5 Ireland info@coolockvillage.ie Community-led civic action, local business, reporting, and regeneration hub for Coolock Village, Dublin 5. coolockvillage.ie www.facebook.com www.instagram.com www.wikidata.org Permalink to Planning Modification 4108/21 – Coolock Village Main Street notice Back to Updates - - Share Archive record Public Notice - 18 February 2026 Archive record of the proposed deletion of the only new commercial unit planned for Main Street, Coolock Village. The observation window closed on 26 February 2026. Notice / 18 February 2026 # Planning Modification 4108/21 – Coolock Village Main Street Archive record of the proposed deletion of the only new commercial unit planned for Main Street, Coolock Village. The observation window closed on 26 February 2026. Author Coolock Village Regeneration Project Updated 18 February 2026 Discussion Closed Bottom line ## Article summary Archive record of the proposed deletion of the only new commercial unit planned for Main Street, Coolock Village. The observation window closed on 26 February 2026. The only new commercial unit planned for Coolock Village Main Street was proposed for removal before it had even been built. This article remains online as an archive of the issue, the policy concern, and the observation submitted during the public window. KTPCC Development Company Limited 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. Impact This is not a minor internal amendment. It is the removal of the only street-facing commercial frontage within the approved scheme. Village cores rely on mixed-use frontage. Remove that, and the street weakens. We submitted our observation on 18 February 2026 through the Dublin City Council planning portal. ## This is Coolock Village, Not Just a District Label The application documentation uses a generic district label. 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 - - Missing Reports The modification increases residential occupation, but no updated Traffic Impact Assessment has been submitted. That imbalance is not consistent with proper planning. ## 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 - DCC Public Access — Planning Ref. 4108/21 - Agile Planning — Application 173759 An Coimisiún Pleanála (ABP-314313-22) - Case Overview — ABP 314313 - Inspector’s Report (PDF) 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. ### Archived Observation Process - Observation window: The public observation period closed on 26 February 2026 . - Reference number: The relevant planning reference is 4108/21 . - Core issue: The observation concerned deletion of commercial frontage in a Z3 Neighbourhood Centre. - Public record: Use the Dublin City Council and An Coimisiún Pleanála links above to review the application documents. ## 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. - - ## Share this update WhatsApp Facebook Mastodon Email - Copy link ## Filed under - #planning - #planning-4108-21 - #coolock-village - #main-street - #community - #development ## Archive Notice The public deadline for this notice has passed. It stays online so neighbours can read the record and understand what happened. - Read the full details above and understand the issues raised. - Share this notice with neighbours and community members who may be affected. - Get involved — join the wider village conversation . All updates ## Observation Window Closed on 26 February 2026 This notice is kept online as a public archive. The public observation period has closed, so the action now is to read the record and keep the issue visible when future village planning decisions come up. View Public Planning Record