Observation pack · Clare County Council

Harbour Village off the Regional Road R463 , Tld. of Knockyclovaun , Killaloe

for a residential development of 50 No. dwellings and associated services (all totalling approximately 6,222.12 sqm gross floor space) at a site of approximately 2.12 ha at Harbour Village off the Regional Road R463, in the townland of Knockyclovaun, Killaloe, Co. Clare. The development will consist of the demolition/removal of a redundant storage structure (29 sqm) and the construction of: Type A: 12 No. three storey 3-bedroom semi-detached dwellings (138.5 sqm each) arranged over 6 No. buildings of 285.6 sqm gross floor space each (totalling 1,713.6 sqm gross floor space); Type B: 8 No. two storey 3-bedroom semi-detached dwellings (104.7 sqm each) arranged over 4 No. buildings of 217.6 sqm gross floor space each (totalling 870.4 sqm gross floor space); Type C: 9 No. three storey 4-bedroom detached dwellings (223 sqm gross floor space each) totalling 2,007 sqm gross floor space; Apartment Building A: 9 No. terrace apartment/duplex apartment dwellings (arranged within 1 No. terrace three storey building totalling 712 sqm gross floor space) which incl. 3 No. 1-bedroom apartment units at ground floor (50.7 sqm each), and 6 No. 2-bedroom duplex apartment units over first and second floor (88.1 sqm each); and Apartment Building B: 12 No. terrace apartment / duplex apartment dwellings (arranged within 1 No. terrace three storey building totalling 885 sqm gross floor space) which incl. 6 No. 1-bedroom apartment units at ground floor (51.5 sqm each), and 6 No. 2-bedroom duplex apartment units over first and second floor (79.9 sqm each). The development will further consist of boundary treatments, private and shared private open spaces, hard and soft landscaping, internal roads and pedestrian walkways, public lighting, pedestrian accesses / permeability routes, services (incl. connection to existing underground private foul pumping station and the provision of sustainable urban drainage measures incorporating bioretention swale, wet swales and underground attenuation with associated interceptor and hydro brakes prior to discharge via existing outfall), ESB substation (16.84 sqm gross floor space), 119 No. total car parking spaces (comprising 34 No. dwelling curtilage car parking spaces and the reconfiguration of 59 No. existing spaces to provide a total of 85 No. managed car parking spaces incl. 5 No. disabled / accessible), 3 No. motorcycle parking spaces and 34 No. secure bicycle parking spaces (arranged within 1 No. standalone secured bike storage struc

Observations close 23 Oct 2026 9 days left

5 weeks from receipt (received 18 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 12 Nov 2026

The application

Reference: 2660617 · full record
Authority: Clare County Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 50
Floor area: 311,106 m²
Site area: 2.21 ha
Received: 18 Sept 2026
We first saw it: 29 Sept 2026, 23:03
Decision due: 12 Nov 2026
Decision: N/a

The national dataset truncates descriptions (80 characters for DLR, 70 for Fingal) and omits the applicant. The full description and the drawings are on the council register linked in step 1.

How to submit an observation

Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/ClareCC/AppFileRefDetails/2660617/0.
Write your observation.Quote 2660617 at the top, give your name and the address the authority should reply to, and confine it to planning matters — zoning objective, height, overlooking, traffic, drainage, heritage. What you say here is what you can later appeal on.
Pay the €20 fee.Every submission needs it; without it the observation is invalid and is returned. Clare County Council takes it online with the submission or at the counter.
Submit before 23 Oct 2026.Online through the register above, or in writing to the Planning Department, Clare County Council. The test is the date the authority receives it, not the date you post it.
Keep the acknowledgement.The council's receipt is your proof of a valid observation — see below.

Statutory basis. Section 34(1) of the Planning and Development Act 2000 (as amended) requires a planning authority to consider any submission or observation made to it in accordance with the Regulations. Article 29 of the Planning and Development Regulations 2001 (as amended) sets the window: a submission or observation must be received by the authority within five weeks beginning on the date of receipt of the application, and must be accompanied by the prescribed fee of €20. A submission received after the window, or without the fee, is invalid and the authority must return it.

After you submit: keep the acknowledgement. Under the 2024 Act it secures your right to appeal — only the applicant and a person who made a valid observation may bring the council's decision to An Coimisiún Pleanála, within four weeks of the decision. Making a valid observation is also what buys a right of appeal: under s.37(1) of the 2000 Act, only the applicant and a person who made a valid submission or observation to the planning authority may appeal the decision to An Coimisiún Pleanála (within four weeks of the decision). Missing the five-week window closes both doors.

What the site is zoned

Code	Objective	Plan	In force
G1 Open space with recreation	Open Space: It is intended that lands zoned ‘open space’ will be retained as undeveloped open space, mainly for passive open space related activities. The open space/park areas could contain active play facilities such as children’s play areas etc.	CL-001:DP:killaloe-settlement-plan	20 Apr 2023 → 19 Apr 2029
G1 Open space with recreation	Open Space: It is intended that lands zoned ‘open space’ will be retained as undeveloped open space, mainly for passive open space related activities. The open space/park areas could contain active play facilities such as children’s play areas etc.	CL-001:DP:killaloe-settlement-plan	20 Apr 2023 → 19 Apr 2029
N2.2 Strategic infrastructure	Utilities: It is intended that land zoned ‘utilities’ and ‘infrastructure safeguard’ will be reserved for the existing and future prov. of key infrastructural services and the upgrading of existing services and infrastructure relating to road, rail, air etc	CL-001:DP:killaloe-settlement-plan	20 Apr 2023 → 19 Apr 2029
R1 New residential	Residential use shall be taken to primarily include the use of land for domestic dwellings. It may also provide for a range of other uses particularly those that have the potential to foster the development of new residential communities etc.	CL-001:DP:killaloe-settlement-plan	20 Apr 2023 → 19 Apr 2029
R2 Existing residential	Existing Residential: The obj. for land zoned ‘existing residential’ is to conserve & enhance the quality and character of the areas, to protect residential amenities and to allow for small scale infill development which is appropriate to the character and pattern of Dev	CL-001:DP:killaloe-settlement-plan	20 Apr 2023 → 19 Apr 2029

An application that accords with the zoning objective is hard to resist on principle; one that does not may be a material contravention, which the council can only grant by the s.34(6) procedure with its own notice and window.

Sources: CLARE CL-001:DP:killaloe-settlement-plan, CLARE CL-001:DP:killaloe-settlement-plan, CLARE CL-001:DP:killaloe-settlement-plan, CLARE CL-001:DP:killaloe-settlement-plan, CLARE CL-001:DP:killaloe-settlement-plan · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
CLARE CL-001:DP:killaloe-settlement-plan	—	27 Sept 2026, 19:37	open
CLARE CL-001:DP:killaloe-settlement-plan	—	27 Sept 2026, 19:37	open
CLARE CL-001:DP:killaloe-settlement-plan	—	27 Sept 2026, 19:37	open
CLARE CL-001:DP:killaloe-settlement-plan	—	27 Sept 2026, 19:37	open
CLARE CL-001:DP:killaloe-settlement-plan	—	27 Sept 2026, 19:37	open

Designations on or near the site

Recorded monument × 2
Burnt mound · R124999

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660277	Conditional	18 Aug 2026	3	96 m	for the construction of a terrace of three No. three storey residential dwellings, including a retaining boundary wall to the side and rear, new boundary walls, entrance gates, 6 No. car parking spaces and ancillary works
2660653	Conditional	17 Aug 2026	0	400 m	the alterations and changes to extension that was previously granted under planning permission no. 08510986
25184	Conditional	2 Jun 2026	0	404 m	decommission an existing timber garden shed and erect a timber garden shed at a new location in the rear garden
2660226	Conditional	29 May 2026	0	127 m	for extension and refurbishment to the existing clubhouse to include (i) an extension, (ii) covered outdoor area, (iii) minor amendments to boundary wall and gates, (iv) refurbishment of the existing clubhouse and all ancillary site works
2560674	Conditional	5 Mar 2026	1	79 m	for alteration to an existing planning application Planning Ref P22/253 to include changes to the boundaries of house numbers 34 & 35, including a revised site layout plan, alterations to house locations and boundaries, steps to access the rear garden and ancillary works
2560761	Conditional	4 Feb 2026	1	240 m	for change of house and garage design, (including relocation of proposed garage), from previously granted planning permission 24/60184 (Permission for construction of two storey dwelling detached domestic garage, new entrance, onsite WWTS, connection to necessary services together with all associated ancillary and incidental works)
2560554	Conditional	31 Oct 2025	0	386 m	partially constructed extension to the rear of the house, permission for completion of partially constructed extension to the rear of the house and to construct a garage attached to the gable end of the house, a dormer window to the rear of the house and alter size of existing rear kitchen window and all associated site works
2560843	Conditional	20 Oct 2025	0	399 m	the removal of two existing roof lights to the rear of the dwelling at first floor level and the installation of a new dormer window in their place, together with all ancillary site works

Appeals

ACP case	Type	Outcome	Decided	Distance
323258	—	Invalid	6 Aug 2025	138 m
322173	—	Granted with conditions	17 Jul 2025	383 m

If neighbours here have appealed before and lost, the inspector's report on that case is the single most useful thing to read.

What has happened on this file

18 Sept 2026 New application · observations close 23 Oct 2026
18 Sept 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 29 Sept 2026, 23:03. Not legal advice — confirm the deadline with Clare County Council before relying on it.