Observation pack · Laois County Council
Borris Road , Borris Great , Portlaoise Co. Laois
carry out alterations to previously granted planning permission 25/60311 for change of house type on sites 7,8,9 & 10, Granted as Block of 4, one bed Apartment 'Type E' to Terrace of 4, 1bedroom houses 'Type H' at Dargan Woods, Borris rd., in the townland of Borris Great, Portlaoise Co. Laois.
Observations close 22 Oct 2026 6 days left
5 weeks from receipt (received 17 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20
The application
- Reference
- 2660655 · full record
- Authority
- Laois County Council
- Type
- PERMISSION
- Status
- INCOMPLETED APPLICATION
- Applicant
- not published by the national dataset — see the council register
- Units
- 0
- Floor area
- —
- Site area
- 1.51 ha
- Received
- 17 Sept 2026
- We first saw it
- 22 Sept 2026, 16:10
- Decision due
- —
- 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/LaoisCC/AppFileRefDetails/2660655/0.
- Write your observation.Quote
2660655at 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. Laois County Council takes it online with the submission or at the counter.
- Submit before 22 Oct 2026.Online through the register above, or in writing to the Planning Department, Laois 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 |
|---|---|---|---|
| R2 Existing residential | Residential 1 - Existing Residential: To protect and enhance the amenity of developed residential communities. | laois county development plan 2021 2027 | 8 Mar 2022 → 7 Mar 2028 |
| R3 Rural cluster | Residential 2: To provide for new residential development, residential services and community facilities. Housing Density approximately 12-25 houses per Hectare. | laois county development plan 2021 2027 | 8 Mar 2022 → 7 Mar 2028 |
| R1 New residential | Residential 2: To provide for new residential development, residential services and community facilities. Housing Density approximately 12-25 houses per Hectare. | laois county development plan 2021 2027 including ministerial direction as varied by variation no 1 no 2 and no 3 | 8 Mar 2022 → 7 Mar 2028 |
| R2 Existing residential | Residential 1 - Existing Residential: To protect and enhance the amenity of developed residential communities. | laois county development plan 2021 2027 including ministerial direction as varied by variation no 1 no 2 and no 3 | 8 Mar 2022 → 7 Mar 2028 |
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.
Source: Laois County Council development plan zoning · fetched 4 Oct 2026, 23:04
| Source | Licence | Fetched | Link |
|---|---|---|---|
| Laois County Council development plan zoning | — | 4 Oct 2026, 23:04 | open |
Designations on or near the site
Nothing designated within 100 m of the site.
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| 2660557 | Conditional | 7 Oct 2026 | 0 | 429 m | upgrade and extension of the existing Borris Road Wastewater Pumping Station and to upgrade sections of the incoming gravity sewer network: 1. Alterations to the existing Wastewater Pumping Station (WwPS) site at Borris Road comprising: a. Construction of a new emergency storage tank and associated equipment including vent stack, facilities, vehicle and maintenance access, overflow and return pipework with the existing wet well, ducting to existing control room and soft landscaping. b. Surface water diversion to facilitate emergency storage tank installation. c. Ducting & vacuum pump pit for emergency storage tank cleaning system. d. Below ground construction of an upsized gravity sewer from and new sewer connection point at the roundabout to the north of Colliers Lane e. All associated ancillary works including?site works?and temporary working areas.? 2. Upgrades to an existing sewer pipe and connection between Colliers Way and Colliers Lane comprising: a. Below ground construction of a new sewer pipe between Colliers Way and Colliers Lane including new sewer connection and manholes. b. All associated ancillary works including?site works?and temporary working areas.? |
| 2660255 | Conditional | 29 Sept 2026 | 174 | 0 m | construct a Large Scale Residential Development at this site: Dargan Woods, Borris Road, Portlaoise, Co. Laois. The development will consist of: the provision of 174 no. residential house and apartment units and a creche facility on a site of 5.74ha. The site is generally greenfield land. The southern boundary is adjoined by Maryborough Crescent estate. Ashley Gardens, Colliers Wood and Hawthorn Drive estates adjoin the site to the east. The south west is adjoined by The Beeches estate and Forest Park estates. To the west, the site is adjoined by individual detached residential plots. To the north, the site is adjoined by predominantly detached single-storey residences fronting Borris Road. Access to the site is off the Borris Road. A new connector road is proposed through the centre of the site. The proposed development will provide as follows; • 160 no. housing units comprising a variety of forms to include detached, semi-detached and terraced houses, all two storey in height. The mix of proposed houses include 60 no. four bedroom units, 81 no. three bedroom units and 19 no. two bedroom units to provide a total of 18,027.6m2 of residential house gross floor area; • 14 no. apartment units across 3 no. 2 storey blocks and apartments over the creche unit. The apartment units are 1 bedroom units to provide a total of 785.5m2 of residential apartment gross floor area. The proposed development also includes; • A childcare facility measuring 231m2, providing 66 no. childcare places, located at the north-east of the development. • The provision of 326 no. car parking spaces within the curtilage of the proposed dwelling houses and 25 no. public car parking spaces and 66 no. bicycle parking spaces. • Pedestrian links to Maryborough Crescent to the south, Forest Park to the south west and Ashley Gardens to the north east. • The provision of 1 no. ESB sub-station, ancillary services and infrastructure works including foul and surface water drainage, landscaped public open spaces (approximately .81 ha or 14% of the overall site area), landscaping, lighting, roads, cycle paths, footpaths. In total, the proposed development would provide a total residential gross floor area of 18,813.1m2 and a creche facility of 231m2. The application may be inspected online at the following website URL, setup by the applicant: www.DarganWoodsLRD.com |
| 2660112 | Conditional | 7 Aug 2026 | 86 | 325 m | construct 88 no. residential units and all associated site development works including footpaths, parking, boundary treatments, drainage, bicycle and bin stores and landscaping/amenity areas at Colliers Lane, Ballyroan (townland), Portlaoise, Co. Laois. Site clearance works include the removal of walls and pavement associated with the decommissioned wastewater pumping station on the eastern boundary of the site. Site development works include the provision of a raised table (at the proposed entrance to the site), a new footpath and an uncontrolled pedestrian crossing on Colliers Lane. Access to the proposed development will be provided via a new access on to Colliers Lane |
| 2660249 | Conditional | 12 Jun 2026 | 1 | 0 m | carry out alterations to previously granted planning permission 25/60311 for change of house type on sites 13, 14, 24 & 25.(Block of 3 Terrace Building) Sites 13 & 24 are to change from ‘C1’ house type to ‘C’ house type. Sites 14 & 25 are to change from ‘C’ house type to ‘C1’house type |
| 2660149 | Conditional | 30 Apr 2026 | 1 | 271 m | construct extension to rear of dwellinghouse; change a window to a patio style door and add window on the rear elevation; construct a domestic store and all asssociated site works |
| 25110 | Conditional | 20 Jan 2026 | 1 | 360 m | renovate dwelling house, construct extension at rear and extend sitting room at front, raise roof level to convert to dormer type house and construct domestic garage |
| 2560311 | Conditional | 6 Nov 2025 | 26 | 0 m | carry out development which will consist of: The construction of 22 no. house units to include; 1 no. detached 4 bedroom house with floor area of 148sq.m, 12 no. semi-detached 4 bedroom houses with floor area of 132.2 sq.m each, and 9 no. terraced 3 bedroom houses with floor area ranging between 102 sq.m and 116.2 sq.m each. The development includes all ancillary works to include an access road and footpaths, public lighting, water servicing including foul and storm water, landscaping and all ancillary site works |
| 2560567 | Conditional | 3 Nov 2025 | 2 | 211 m | construct a rear extension to dwelling as part of a granny flat conversion and retention permission for an existing covered pergola area |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 323598 | — | Granted with conditions | 16 Jun 2026 | 450 m |
| 322207 | — | Granted with conditions | 22 Jul 2025 | 461 m |
| 318535 | — | Granted with conditions | 25 Mar 2024 | 134 m |
| 318523 | — | pending | 24 Nov 2023 | 134 m |
| 318486 | — | Invalid | 20 Nov 2023 | 134 m |
| 318508 | — | pending | 16 Nov 2023 | 134 m |
| 317674 | — | pending | 27 Jul 2023 | 438 m |
| 317407 | — | Invalid | 21 Jun 2023 | 197 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
- 17 Sept 2026 New application · observations close 22 Oct 2026
- 17 Sept 2026 Decision
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 22 Sept 2026, 16:10. Not legal advice — confirm the deadline with Laois County Council before relying on it.