Observation pack · Tipperary County Council

Dundrum Road , in the townland of Brodeen and part of Garranacanty , Tipperary Town

the construction of a mixed-use development comprising of a Nursing Home Facility with an associated assisted living facility and an independent Residential Development of 96 two storey Dwellings at Dundrum Road, Townland of Brodeen and part of Grarranacanty, Tipperary Town, Co. Tipperary. The Nursing Home will accommodate 88 private resident suites and have an associated assisted living facility containing 23 no. 1 bed apartments and 23 no. 2 bed apartments in a detached two storey structure. The nursing home will have 30 no. parking spaces. The assisted living structure will have 60 no. dedicated parking spaces. The proposed residential development will consist of: 24 no. four bedroom semi-detached dwellings with 48 no. car parking spaces, 64 no. three bedroom semi-detached dwellings with 128 no. car parking spaces, 8 no. five bedroom detached dwellings with 24 no. car parking spaces. There is a provision made for 34 no. visitor car parking spaces within the residential development. The overall development will be accessed by a new vehicular and pedestrian access from the Dundrum Road/St. Michaels Avenue Roundabout, boundary treatments, hard and soft landscaping, private and public open spaces, internal roads and pedestrian walkways, all ancillary services and associated site development works above and below ground level all at a site of approximately 7.9 hectares. All works to take place at the site (original permission reference 2013883)

Observations close 4 Nov 2026 24 days left

5 weeks from receipt (received 30 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 24 Nov 2026

The application

Reference: 26141 · full record
Authority: Tipperary County Council
Type: EXTENSION OF DURATION
Status: PRE_VALIDATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 7.97 ha
Received: 30 Sept 2026
We first saw it: 7 Oct 2026, 01:19
Decision due: 24 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/TipperaryCC/AppFileRefDetails/26141/0.
Write your observation.Quote 26141 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. Tipperary County Council takes it online with the submission or at the counter.
Submit before 4 Nov 2026.Online through the register above, or in writing to the Planning Department, Tipperary 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

NIAH-recorded building × 1
The Bungalow
Recorded monument × 2
R135448 · Enclosure

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
2660507	Conditional	17 Jul 2026	336 m	new entrance, boundary wall, on-site parking area and all ancillary site works
2561008	Conditional	2 Dec 2025	397 m	domestic garage and associated site works
2560926	Conditional	11 Nov 2025	417 m	demolition of rear extension and permission to construct new extension to the rear of our property. Permission is also sought to retain front vehicular entrance and front boundary wall as constructed and associated site works
2560754	Conditional	24 Sept 2025	435 m	an extension to existing warehouse building together with all associated site works
2560659	Conditional	3 Sept 2025	175 m	the demolition of an existing porch and to replace it with new porch and permission to modify front boundary wall and construct vehicular entrance and install dropped kerbs and associated site works
2560515	Conditional	29 Jul 2025	495 m	the construction of a light engineering facility, including workshop with attached 2 storey buildings consisting of plant room, mechanical room, store, electrical room, ancillary toilets, canteen, locker room and offices. Other works as part of the development include new access road continuing from existing business park access road to serve the site, car parking, storm attenuation tank with hydro-brake, connection to public foul and storm water systems, landscaping, boundary treatment, signage and all associated site works
2460937	Conditional	11 Apr 2025	436 m	a two storey club house building and all ancillary site works
2460617	Conditional	23 Sept 2024	179 m	(i) the provision of an extension to the existing industrial metal fabrication building and alterations to the existing building to facilitate that extension including re-rerouting of water infrastructure; (ii) the alterations to building elevations and all associated site development works

Appeals

ACP case	Type	Outcome	Decided	Distance
316483	—	Other	21 Aug 2023	0 m
310314	—	Refused	7 Mar 2022	0 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

30 Sept 2026 New application · observations close 4 Nov 2026
30 Sept 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 7 Oct 2026, 01:19. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.