Observation pack · Offaly County Council

Clara Road , Srah , Tullamore Co. Offaly

a new story and a half dwelling house, domestic garage, new site entrance, boundary walls and all associated site works and services

Observations close 7 Oct 2026 11 days left

5 weeks from receipt (received 2 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 27 Oct 2026

The application

Reference: 2660465 · full record
Authority: Offaly County Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 1
Floor area: 231 m²
Site area: 1,053 m²
Received: 2 Sept 2026
We first saw it: 18 Sept 2026, 15:44
Decision due: 27 Oct 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/OffalyCC/AppFileRefDetails/2660465/0.
Write your observation.Quote 2660465 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. Offaly County Council takes it online with the submission or at the counter.
Submit before 7 Oct 2026.Online through the register above, or in writing to the Planning Department, Offaly 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

No current zoning polygon covers this site in the store.

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
25110	Conditional	8 Jul 2026	1	466 m	THE AS BUILT BLOCK BOUNDARY WALL AND LOCATION OF LIGHT POLES, SURFACE FINISHES AND ASSOCIATED SITE WORKS. THE RETENTION RELATES TO A PREVIOUSLY APPROVED PLANNING REF:21/689
2560373	Conditional	14 May 2026	1	156 m	a new two-storey dwelling house, garage, external store, boundary walls, entrance and all associated site works and services
2625	Conditional	7 May 2026	2	496 m	EXISTING LIVING QUARTERS TO THE SIDE ELEVATIONS, CHANGE OF ELEVATIONS FRONT AND BACK BY RAISING ROOF. PERMISSION FOR A SINGLE STOREY EXTENSION TO THE BACK ELEVATION OF THE DWELLING/ HOUSE CONSISTING OF ACCESSIBLE BEDROOM/ WC TOILET AND KITCHEN AREA
EX26002	Conditional	25 Mar 2026	0	402 m	21/327 FOR DEVELOPMENT AT THIS SITE, WHICH IS BOUNDED BY EXISTING PROPERTIES ALONG ARDEN ROAD TO THE EAST, IS BOUNDED BY EXISTING PROPERTIES ALONG COLLINS LANE TO THE NORTH, IS BOUNDED BY BALLIN RI, RESIDENTIAL ESTATE TO THE WEST, IS BOUNDED BY A COMMUNITY PLAYING AREA "TULLAMORE SPORTSLINK" TO THE SOUTH. THE PROPOSED DEVELOPMENT WILL BE ACCESSED FROM A NEW ENTRANCE ON THE ARDEN ROAD, AND VIA AN INTERNAL LINK ROAD TO THE BALLIN RI ESTATE TO A PRE-EXISTING ROUNDABOUT ON THE WEST. (THIS APPLICATION REFERS TO THE "WESTERN SECTION" OF AN OVERALL MASTERPLAN FOR THIS LAND HOLDING). THE DEVELOPMENT WILL CONSIST OF THE FOLLOWING: (I) THE CONSTRUCTION OF 88 NO. RESIDENTIAL DWELLINGS AS PART OF AN OVERALL MASTERPLAN FOR THE LARGER LANDBANK WHICH IS ENVISAGED TO ACCOMMODATE A TOTAL OF 173 RESIDENTIAL UNITS WHEN COMPLETE. THIS WESTERN SECTION SHALL COMPRISE 88 NO. DWELLINGS INCLUDING 20 NO. 2 BEDROOM/1 STOREY HOUSES, 20 NO. 2 BEDROOM/2 STOREY HOUSES, 36 NO. 3 BEDROOM/2 STOREY HOUSES AND 12 NO. 4 BEDROOM/2 STOREY HOUSES. (II) CONSTRUCTION OF A VEHICULAR ACCESS AND EGRESS POINT ON THE ARDEN ROAD, AND CONSTRUCTION AND MODIFICATION OF THE VEHICLE ACCESS AND EGRESS POINT TO THE BALLIN RI RESIDENTIAL ESTATE INCLUDING MODIFICATION TO, AND TIE-IN WITH THE EXISTING FOOTPATH AND ROAD INFRASTRUCTURE ALONG THE ARDEN ROAD (R421) AND BALLIN RI RESIDENTIAL ESTATE. (III) CAR PARKING INCLUDING 8NO. ELECTRICAL VEHICLE CHARGE POINT SPACES AND BICYCLE PARKING FACILITIES. (IV) ASSOCIATED LANDSCAPING; AND (V) ALL ASSOCIATED SITE DEVELOPMENT WORKS INCLUDING ROADS, PATHS, PAVING, PARKING BAYS, DRAINAGE, STREET LIGHTING, MODIFICATION TO EXISTING GROUND LEVELS AND BOUNDARY TREATMENTS
2560314	Conditional	10 Sept 2025	98	403 m	amendments and modifications to the permission granted for 98 residential units (including 36 no. apartments within three duplex blocks) under Planning Ref. 21/327 (no change is proposed to the number of dwelling units or dwelling mix). This application is being made concurrently with an application for modifications to the permission granted under Planning Ref. 21/328 on lands to the east. This development will consist of: - Elevational and design changes to all dwelling units including materials, fenestration, canopies, PV panels and omission of chimneys; - Addition of side passages to a number of houses to enable direct access from the front to the rear gardens of several dwelling units (units 149, 150, 159, 160, 169, 170, 187, 188); - New universally accessible parking space off the permitted vehicular access road to the west of the block of duplex units 102-113 that were permitted under Planning Ref. 21/327 (also being applied for under concurrent application); - Relocation of the permitted bin and bike storage serving three blocks of duplex units 129-140, 117-128 and 102-113 of the permitted development; - 1 no. new substation adjacent and to the north of the permitted vehicular access road from Arden Road (also being applied for under concurrent application); - Modifications to driveways and increase in private amenity space to serve houses throughout the permitted development; - Finished floor, ground and road levels reduced throughout; - Front garden boundary walls of dwelling units replaced with hedging; - Rear garden, side boundary walls to be replaced by concrete post with infill timber panel boundary to each dwelling unit; - Modifications to road layout and parking spaces throughout the permitted development; - Rationalisation of permitted open space to reflect the changes in the overall layout; and - Amendments to all site development works, attenuation, foul and storm water drainage network, hard and soft landscaping, lighting, fencing, and signage as well as connection to permitted development as granted under Ref. 21/328, and proposed to be amended under concurrent application.
2560202	Conditional	18 Jul 2025	0	252 m	an existing warehouse structure as a permanent building and permission to construct two new extensions to the rear of the existing production and storage facility, insertion of new fire exits into the north and south elevations of the existing production facility, installation of four roof access ladders and associated site works to complete the development
2460411	Conditional	15 Jul 2025	84	0 m	(A) the construction of 78no. dwellings, comprising of 2no. three-bedroom two storey semi-detached (Type A), 18no. four-bedroom two storey semi-detached (Type B), 12no. three-bedroom two storey end-terrace (Type C), 16no. three-bedroom two storey mid-terraced (Type D), 5no. 2-bed terrace (Type J), 6no. three-bedroom two storey semi-detached (Type L), 6no. three-bedroom two storey corner semi-detached (Type M), 2no. three-bedroom two storey corner end-terrace (Type N), 3no. three-bedroom two storey mid-terrace (Type O), 4no. one-bedroom ground floor apartment (Type Q), 4no. one-bedroom first floor apartment (Type R). (B) associated site development works including new site entrance from Clara Road, estate road connection to adjoining Knockowen estate, internal roads, paths, paving, parking, drainage, amenity space, landscaped public open space, street lighting and associated boundary treatments; and all associated site development works to complete the development
2560155	Conditional	26 Jun 2025	0	374 m	window to western elevation of dwelling house

Appeals

ACP case	Type	Outcome	Decided	Distance
323332	—	Granted with conditions	10 Dec 2025	0 m
317562	—	Other	14 Oct 2024	0 m
317469	—	Granted with conditions	27 Mar 2024	494 m
314599	—	Granted with conditions	28 Nov 2023	32 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

2 Sept 2026 New application · observations close 7 Oct 2026
2 Sept 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 18 Sept 2026, 15:44. Not legal advice — confirm the deadline with Offaly County Council before relying on it.