Observation pack · Offaly County Council

ARDAN ROAD , TULLAMORE , CO. OFFALY

FOR 21/328 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 "EASTERN SECTION" OF AN OVERALL MASTERPLAN FOR THIS LAND HOLDING). THE DEVELOPMENT WILL CONSIST OF THE FOLLOWING: (I.) THE CONSTRUCTION OF 85 NO. RESIDENTIAL DWELLINGS AS PART OF AN OVERALL MASTERPLAN FOR THIS LAND HOLDING. THIS EASTERN SECTION SHALL COMPRISE 85 NO. DWELLINGS INCLUDING 27 NO. 2 BEDROOM/2 STOREY HOUSES, 46 NO. 3 BEDROOM/2 STOREY HOUSES AND 12 NO. 4 BEDROOM/2 STOREY HOUSES. (II.) CONSTRUCTION OF A COMMUNITY CRECHE BUILDING. (III.) 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 RÍ RESIDENTIAL ESTATE INCLUDING MODIFICATION TO, AND TIE-IN WITH THE EXISTING FOOTPATH AND ROAD INFRASTRUCTURE ALONG THE ARDEN ROAD (R421) AND BALLIN RÍ RESIDENTIAL ESTATE. (IV.) CAR PARKING INCLUDING 8NO. ELECTRICAL VEHICLE CHARGE POINT SPACES AND BICYCLE PARKING FACILITIES. (V.) ASSOCIATED LANDSCAPING; AND (VI.) ALL ASSOCIATED SITE DEVELOPMENT WORKS INCLUDING ROADS, PATHS, PAVING, PARKING BAYS, DRAINAGE, STREET LIGHTING, MODIFICATION TO EXISTING GROUND LEVELS AND BOUNDARY TREATMENTS, AND ALL OTHER NECESSARY SERVICES FOR THE SERVICING OF THE PROPOSED RESIDENTIAL DEVELOPMENT

Observations close 12 Nov 2026 7 days left

5 weeks from receipt (received 8 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 2 Dec 2026

The application

Reference: EX26019 · full record
Authority: Offaly County Council
Type: EXTENSION OF DURATION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 5.71 ha
Received: 8 Oct 2026
We first saw it: 21 Oct 2026, 02:10
Decision due: 2 Dec 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/EX26019/0.
Write your observation.Quote EX26019 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 12 Nov 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

Code	Objective	Plan	In force
G5 Open space and amenity	Open Space, Amenity and Recreation: Shall be taken to include the use of land for; parks, public woodland, pedestrian routes and greenways, riparian zones, housing estate open spaces, development incidental to the enjoyment of open space.	offaly county development plan 2021 2027	22 Oct 2021 → 21 Oct 2027
R1 New residential	New Residential: This zoning shall be taken to primarily include the use of land for new residential units. It may also provide for a range of other uses particularly those that have the potential to foster the development of new residential communities.	offaly county development plan 2021 2027	22 Oct 2021 → 21 Oct 2027
R2 Existing residential	Existing Residential: This zoning allows for the conservation and enhancement of the quality and character of existing residential areas, to protect residential amenities and to allow for small scale infill development.	offaly county development plan 2021 2027	22 Oct 2021 → 21 Oct 2027
R2 Existing residential	Existing Residential: This zoning allows for the conservation and enhancement of the quality and character of existing residential areas, to protect residential amenities and to allow for small scale infill development.	offaly county development plan 2021 2027	22 Oct 2021 → 21 Oct 2027
G5 Open space and amenity	Open Space, Amenity and Recreation: Shall be taken to include the use of land for; parks, public woodland, pedestrian routes and greenways, riparian zones, housing estate open spaces, development incidental to the enjoyment of open space.	offaly county development plan 2021 2027 variation no 1	22 Oct 2021 → 22 Oct 2027
R1 New residential	New Residential: This zoning shall be taken to primarily include the use of land for new residential units. It may also provide for a range of other uses particularly those that have the potential to foster the development of new residential communities.	offaly county development plan 2021 2027 variation no 1	22 Oct 2021 → 22 Oct 2027
R2 Existing residential	Existing Residential: This zoning allows for the conservation and enhancement of the quality and character of existing residential areas, to protect residential amenities and to allow for small scale infill development.	offaly county development plan 2021 2027 variation no 1	22 Oct 2021 → 22 Oct 2027
R2 Existing residential	Existing Residential: This zoning allows for the conservation and enhancement of the quality and character of existing residential areas, to protect residential amenities and to allow for small scale infill development.	offaly county development plan 2021 2027 variation no 1	22 Oct 2021 → 22 Oct 2027

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: Offaly County Council development plan zoning · fetched 25 Oct 2026, 23:00

Source	Licence	Fetched	Link
Offaly County Council development plan zoning	—	25 Oct 2026, 23:00	open

Designations on or near the site

Recorded monument × 1
R143610

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660013	Conditional	17 Aug 2026	0	233 m	modification of the planning grant at Collins Lane (ref. 23/60059) as follows: The proposed modification comprises to change the creche unit from a single storey to a two storey unit with a creche on the ground floor increased from the original granted planning (23/60059) 317m2 to 506.53m2. Further, 8 one-bed apartments are proposed to the first floor. The total GIA of the entire building is 1,049.42m2. The increase area includes the addition of multiple classrooms, increased area of the sanitary area, toilets, kitchen, office, along with associated creche facilities. A set down area has been introduced and car parking for both the creche and the apartments have been increased in order to comply with Regulations
2660306	Conditional	28 Jul 2026	4	214 m	the modification of the planning grant at Collins Lane (ref. 23/60059) as follows: Change of house type to 4 units plot 86 previously granted 3-bed 2-story house type 4 to be replaced with 3-bed 2-story house type 4.3, plot 87 previously granted 3-bed 2-story house type 4 to be replaced with 3-bed 2-story house type 4.2, plot 88 previously granted 3-bed 2-story house type 4 to be replaced with 4-bed 2-story house type 7, plot 89 previously granted 3-bed 2-story house type 4 to be replaced with 3-bed 2-story house type 1. No additional units will be added. cars and cycles parking requirements not changed
2660158	Conditional	20 May 2026	0	0 m	a single amendment and modification to the permission granted for 98 residential units (including 28 no. apartments) and a community creche under Planning Ref. 21/328 and subsequently amended under Planning Ref. 25/60315 and currently under a minor amendment under Planning Ref. 25/60674.The development will consist of the relocation of the permitted single storey dwelling unit no. 27 by c. 0.9m away from the revised boundary wall applied for under Planning Ref. 25/60674 to the south-east; as well as modification to the boundary walls to each side of the relocated dwelling, and the front boundary wall to the east of unit no. 68
2625	Conditional	7 May 2026	2	488 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
2621	Conditional	28 Apr 2026	0	468 m	A REVISION TO THE REAR BOUNDARIES FROM PREVIOUSLY GRANTED PERMISSION (REF.14246), RETENTION OF THE 2 METRE HIGH WALL AND THE 2.1 METRE HIGH METAL SCREEN FENCING WITH HEDGEROW PLANTNG INCLUDING ALL ASSOCIATED SITE WORKS
EX26002	Conditional	25 Mar 2026	0	0 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
2560674	Conditional	24 Feb 2026	0	0 m	a single amendment and modification to the permission granted for 98 residential units (including 28 no. apartments) and a community creche under Planning Ref. 21/328 and subsequently amended under Planning Ref. 25/60315. The development will consist of the relocation of the 2.4m high permitted northern boundary wall to its immediate south, between the permitted dwelling units 27, 68-72, 76-86, creche and existing houses nos. 1-16 Collins Lane; as well as the relocation of the 2.4m high permitted eastern boundary wall to its west, between the permitted dwelling units 20-27 and to the rear of the existing houses along Arden Road
2560634	Conditional	10 Feb 2026	26	83 m	modification to the planning grant at Collins Lane (ref. 23/60059) as follows: Plots 40-41, 44-47 inclusive, 50-51, 82-85 inclusive, 92-93, 98-101, 117-122 inclusive (24 in total) previously granted three bed two story houses type 1/1x/1.1 to be replaced with four bed three story dormer house type 3/3x/3.2/3.2x/3.3.In Addition, plots 81 & 112, (2 in total) previously granted three bed detached two story houses type 2 (Plot 112) & type 2.1 (Plot 81) to be replaced with four bed detached three story dormer house type 3.4x/3.5x. The existing planning grant for Collins Lane (ref. no. 23/60059) includes 126 unit residential units. The proposed planning modification is for a change of house type as described above, no additional units will be added

Appeals

ACP case	Type	Outcome	Decided	Distance
323332	—	Granted with conditions	10 Dec 2025	232 m
322665	—	Granted with conditions	20 Nov 2025	282 m
321479	—	Withdrawn	3 Mar 2025	71 m
317569	—	Granted with conditions	29 Oct 2024	249 m
314599	—	Granted with conditions	28 Nov 2023	466 m
312037	—	Refused	19 Sept 2022	136 m
312245	—	Refused	12 Apr 2022	204 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

8 Oct 2026 New application · observations close 12 Nov 2026
8 Oct 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 21 Oct 2026, 02:10. Not legal advice — confirm the deadline with Offaly County Council before relying on it.