Observation pack · Roscommon County Council

Main Street , Elphin , Co. Roscommon.

Permission for development which will consist of the refurbishment and reopening of a former public house, including change of use of the former living accommodation to ancillary public house accommodation, demolition of an existing rear extension measuring approximately 46 m², construction of a two-storey rear extension comprising approximately 114 m²at ground-floor level and 78 m² at first-floor level, change of use and refurbishment of an existing two-storey granary building measuring approximately 72 m² to accommodate uses ancillary to the public house, provision of an external courtyard/beer garden with retractable roof and stage, alterations to the existing buildings and elevations, provision of rear car parking and an entrance gate, and all associated site development, landscaping and drainage works at

Observations close 7 Dec 2026 22 days left

5 weeks from receipt (received 2 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 5 Jan 2027

The application

Reference: 2660571 · full record
Authority: Roscommon County Council
Type: PERMISSION
Status: NEW APPLICATION
Site area: 661 m²
Received: 2 Nov 2026
Decision due: 5 Jan 2027

How to submit an observation

Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/RoscommonCC/AppFileRefDetails/2660571/0.
Write your observation.Quote 2660571 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. Roscommon County Council takes it online with the submission or at the counter.
Submit before 7 Dec 2026.Online through the register above, or in writing to the Planning Department, Roscommon 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
M2 Major town centre	Town Core: See detailed explanation on the Roscommmon County Development Plan website (rosdevplan.ie).	roscommon county development plan 2022 2028	19 Apr 2022 → 18 Apr 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: Roscommon County Council development plan zoning · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
Roscommon County Council development plan zoning	—	27 Sept 2026, 19:37	open

Designations on or near the site within 100 m

Recorded monument × 5
R163947 · Wall monument · Wall monument

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2562	Conditional	24 Apr 2026		48 m	Permission to retain 2 No. 3 Bedroom Apartments, one at ground floor level and one at first floor level constructed on site, connections to existing public sewerage, and all associated works at
2560435	Conditional	6 Nov 2025		69 m	Retention Permission to retain as constructed first floor extension to rear of house and revised elevations which differ to that granted under PD/23/60055 and carry out all ancillary site development works at
2560152	Conditional	23 Oct 2025		72 m	Permission for (i) a change of use from commercial to residential for the ground floor, (ii) and the construction of rear extensions and refurbishment of the existing terrace to provide 3 No. 2 storey residential dwelling houses, with all associated site development works at
2560247	Conditional	9 Oct 2025	2	4 m	Planning permission for the following: 1. Demolish storage shed and part of existing structure to rear, 2. Refurbish & extend the existing building to create a 3 bed dwelling house, a commercial unit circa 87m² on ground floor & a 2 bed apartment on first floor, 3. Construct 1 No. 2 bed town house in rear yard & carry out all ancillary site development works, boundary treatments & connections to public services (Application made for the following: 1. Demolish storage shed and part of existing structure to rear, 2. Refurbish & extend the existing building to create a 3 bed dwelling house, a commercial unit circa 87m² on ground floor & a 3 bed apartment on first floor, 3. Construct 1 No. 2 bed town house in rear yard & carry out all ancillary site development works, boundary treatments & connections to public services) at
2560015	Conditional	7 Oct 2025		359 m	Permission to construct new slatted shed, together with all associated site works at
2560199	Conditional	23 Jul 2025		142 m	Retention permission and planning permission for the following: 1. to retain 3 no. as constructed dwellings which are partially completed and 2. permission to complete outstanding works along with carrying out all ancillary site development works at
2560034	Conditional	22 Jul 2025	1	260 m	Permission for construction of a dwelling house, domestic garage & home gym, connections to services, demolition of agricultural shed, access onto the public road and associated site development works at
2499	Conditional	13 Aug 2024	1	371 m	Planning permission for the erection of a 3m extension to the existing 21m monopole to support 12 No. new telecommunications antennae and 1 No. 0.6m Dish together with 1 No. RFE Cabinet, 1 No. RBS Cabinet, 1 No. PDB, 1 No. GPS Node Antenna and all associated site works at

Appeals

ACP case	Type	Outcome	Decided	Distance
309975		Other	1 Jun 2022	408 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 Nov 2026 New application · observations close 7 Dec 2026
2 Nov 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 11 Nov 2026, 23:00. Not legal advice — confirm the deadline with Roscommon County Council before relying on it.