Council decision dated 5 August 2026 under appeal in case 501938. June clarification and August conditions qualify the earlier February service proposals; no final grant or installed specification is established.
Thirty apartments remain subject to the appeal
Council decision under appeal; source-specific design and conditions · Kerry 2660101; exact 30-apartment application
What the evidence says
The 5 August 2026 decision describes 20 one-bedroom and ten two-bedroom apartments in a four-storey building, following demolition. It incorporates June and July further information and contains 15 conditions. Commission case 501938 records the appeal. The council notification expressly distinguishes its decision from a final grant.
Why it may matter — interpretation
Interpretation: keeps the current consent stage separate from construction readiness.
What is not established
The appeal outcome, final grant and commencement have not been established.
Inspect the evidence
James Street apartments: notification of decision · p.1
Fifteen Conditions · Issued 2026-08-05 · Fifteen conditions; receipt dates include 29 June, 3 July and 9 July; not a final grant · Checked 2026-09-06
Fifteen Conditions
Balcony screens retain a material choice
Council decision under appeal; source-specific design and conditions · June clarification of balcony privacy screens; not the whole façade
What the evidence says
The 26 June response proposes durable hardwood cladding on a galvanised steel frame for balcony privacy screens, while offering composite timber cladding on the same frame as an alternative. It anticipates agreement of final finishes. The August decision subsequently requires external materials, colours and textures to be agreed before commencement; a final choice is not established.
Why it may matter — interpretation
Interpretation: preserves the specific material options without presenting either as purchased or installed.
What is not established
The approved screen finish, supplier, specification and installed material remain unverified.
Inspect the evidence
James Street apartments: further-information response · p.1
durable hardwood cladding · Issued 2026-06-26 · Received 29 June; screen-material alternatives and amended boundary description · Checked 2026-09-06
durable hardwood cladding
The original drainage report names alternative systems
Council decision under appeal; source-specific design and conditions · February Revision A drainage concept, before later information and conditions
What the evidence says
The February report assesses a Wavin crate attenuation system on a no-infiltration basis. If later tests establish infiltration, it allows a possible Stormtech cellular alternative, subject to detailed design. It also proposes linked tanks, silt traps and a flow-control device. These are explicitly alternative design approaches; no final product, tank capacity or installation is inferred.
Why it may matter — interpretation
Interpretation: retains named civil-engineering systems while showing the ground-test dependency.
What is not established
Final infiltration results, product selection, hydraulic capacity and approved construction details are unverified.
Inspect the evidence
James Street apartments: civil utilities planning report · p.6
crate system by Wavin · Issued 2026-02-05 · Revision A; received 13 February; original design before later submissions · Checked 2026-09-06
crate system by Wavin
Flood protection and SuDS still require detailed submissions
Council decision under appeal; source-specific design and conditions · August conditions 12 and 14; entrance protection and site drainage
What the evidence says
Conditions 12 and 14 require additional nature-based drainage measures, including rainwater planters or suitable alternatives, plus full drainage design and James Street entrance flood-defence details. The original attenuation proposal therefore does not establish the complete final drainage package.
Why it may matter — interpretation
Interpretation: shows which technical decisions remain to be agreed after the council decision.
What is not established
Approved flood-defence equipment, operating procedures and final drainage drawings are unverified.
Inspect the evidence
James Street apartments: notification of decision · p.6
flood defence measures · Issued 2026-08-05 · Fifteen conditions; receipt dates include 29 June, 3 July and 9 July; not a final grant · Checked 2026-09-06
flood defence measures
James Street apartments: notification of decision · p.5
Rainwater planters · Issued 2026-08-05 · Fifteen conditions; receipt dates include 29 June, 3 July and 9 July; not a final grant · Checked 2026-09-06
Rainwater planters
The original design includes a plinth-mounted transformer
Council decision under appeal; source-specific design and conditions · February utilities design for this apartment site
What the evidence says
The February utilities report proposes an ESB plinth-mounted transformer within the site and underground site electricity services. It separately describes a central television distribution hub. These are original service proposals, not a confirmed transformer rating, equipment order or installed connection.
Why it may matter — interpretation
Interpretation: identifies a defined electrical interface without inventing its capacity.
What is not established
Final transformer duty, network acceptance, detailed electrical layout and installed equipment are unverified.
Inspect the evidence
James Street apartments: civil utilities planning report · p.8
ESB plinth-mounted transformer · Issued 2026-02-05 · Revision A; received 13 February; original design before later submissions · Checked 2026-09-06
ESB plinth-mounted transformer
Selected pages of 3 government-published PDFs were visually inspected. 106 index rows retained; selected pages of three supporting PDFs visually inspected. Other separately indexed further-information assessments and final compliance details were not exhaustively reviewed. Proposals do not establish procurement or installed work.