Observation pack · Tipperary County Council
Farranlahassery , Cahir , Co Tipperary
Construction of 6 no. two storey, semi-detached dwellings, new access roadway, connection to public services, carparking, roads, footpaths, pedestrian access, open space areas and ancillary site development works
Observations close 10 Dec 2026 27 days left
5 weeks from receipt (received 5 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 8 Jan 2027
The application
- Reference
- 26162 · full record
- Authority
- Tipperary County Council
- Type
- EXTENSION OF DURATION
- Status
- NEW APPLICATION
- Site area
- 2,556 m²
- Received
- 5 Nov 2026
- Decision due
- 8 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/TipperaryCC/AppFileRefDetails/26162/0.
- Write your observation.Quote
26162at 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 10 Dec 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
| Code | Objective | Plan | In force |
|---|---|---|---|
| P5 Rural and agricultural | Agricultural: To provide for agricultural needs and to protect and enhance the rural environment and setting of the settlement | cahir local area plan 2021 2027 | 24 May 2021 → 12 Apr 2027 |
| R1 New residential | Residential Existing: To preserve and enhance existing residential development and residential amenity and provide for additonal facilities where gaps are identified | cahir local area plan 2021 2027 | 24 May 2021 → 12 Apr 2027 |
| R1 New residential | New Residential: To provide for new residential development | cahir local area plan 2021 2027 | 24 May 2021 → 12 Apr 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: Tipperary County Council development plan zoning · fetched 27 Sept 2026, 19:37
| Source | Licence | Fetched | Link |
|---|---|---|---|
| Tipperary County Council development plan zoning | — | 27 Sept 2026, 19:37 | open |
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| 2660852 | Conditional | 23 Oct 2026 | 169 m | a car port structure to the side of an existing dwelling and all associated site development works | |
| 2660767 | Conditional | 30 Sept 2026 | 64 m | the construction of an extension to the side of dwelling | |
| 2660292 | Conditional | 25 May 2026 | 340 m | A Sunroom extension to existing dwelling house | |
| 2660071 | Conditional | 24 Mar 2026 | 390 m | a) the construction of four new extensions with a total combined floor area of 2,522.50m², comprising - (i) extension 1 (2,367m²), a part single storey and part two storey extension to the west of the existing school building. Extension 1 comprises a 4 no. classroom SEN base, 6 no. general classrooms, 4 no. specialist classrooms, 3 no. SET rooms, as well as storage, toilets, locker/social spaces, and other ancillary accommodation. Extension 1 is connected to the existing school by two short link corridors. Extension 1 includes solar PV panels on the roof; (ii) extension 2 (58.5m²) and extension 3 (58.5m²), both single storey extensions located within a service yard to the east of the existing school building. Extensions 2 and 3 are both technology preparation rooms and are attached directly to existing technology classrooms, and; (iii) extension 4 (38.5m²), a single storey external store extension; b) demolition of part of the existing service yard, including four small stores (total area 67.4m²); c) construction of a new 2.1m high rendered wall and vehicular gates to the modified service yard, and construction of a new covered storage area; d) modifications and extension to the existing car park to provide additional car parking spaces and an SEN set down area; e) two new covered bicycle shelters and relocation of the two existing covered bicycle shelters; f) provision of a new heat pump compound enclosed in 2.1m high palisade fencing; g) construction of an SEN enclosed play area and a sensory garden; h) all ancillary site development works, including new hard and soft landscaping, an underground firefighting static storage tank, a swale and a soakaway, and i) all associated site services, including external lighting and EV charging | |
| 2561123 | Conditional | 20 Mar 2026 | 432 m | the construction of all-weather sports facilities to the rear of the school including the following: a) a 3 lane, 400-metre athletic running track, with a 6 lane, 100-metre sprint track, b) an all-weather pitch for soccer and GAA games, c) track and field sports including long jump, high jump, shot put, boules, miniature-golf course, d) a perimeter walkway/running track with low level lighting around the existing amenities, e) flood-lighting to the main all-weather pitch and track and field sports, f) two new paddle courts with flood lighting and associated fencing, g) proposed ball stop netting, h) proposed dugouts, i) ancillary structures such as a small retaining wall between the all-weather pitch and the existing grass pitch, steps, footpaths, fencing and gates. The works include all landscaping, drainage, ancillary works and services | |
| 263 | Unconditional | 4 Feb 2026 | 263 m | the construction of 21 no. 3 bedroom dwelling units in three terraced blocks, to include roads, paths, paving, parking, drainage, landscaped public open space, streetlighting, boundary treatments and all associated site development works | |
| 2461133 | Conditional | 8 Oct 2025 | 400 m | refurbishment works to 24.3 km of overhead line, 9 no. steel towers and 121 no. wooden polesets within County Tipperary. These lie between the existing Cahir Substation in the townland of Ballyhenebery, and the border with County Cork in the townland of Coolapreavan, crossing the County Tipperary townlands of: Ballyhenebery, Monaraha, Ballymacadam West, Killeenbutler, Garnavilla, Ballybrada, Cranna, Roosca (Hickey), Roosca (Burke), Crannavone, Killinure, Ballyhohan, Ballygarrane, Derravoher, Burges West, Curraghatoor, Kilroe, Kilbeg, Inchnamuck, Ballysheehan, Shanbally, Knockaarum, Cullenagh South, Carriganroe, Coolantallagh, Carrigavisteal, Dangan, Cooladerry, Knocknagapple and Coolapreavan. The development also includes 3 no. temporary construction compounds in the townlands of Killeigh, Garnavilla and Knockaarum. The works in County Tipperary will consist of: the replacement (“restringing”) of the existing overhead line (OHL) circuit conductor wires; replacement of 5 no. towers and 35 no. polesets with similar dimensions and heights as the existing; installation of replacement parts on towers and polesets; foundation refurbishment / strengthening and recapping / clearing of shear blocks; all associated site development works, including temporary works areas; clearance of shear block bases; vegetation maintenance works; ancillary site preparation works, site clearance and levelling at the 3 no. temporary construction compounds, temporary works to existing tracks and new temporary access routes to each structure; and all associated works required to facilitate the Proposed Development. A Natura Impact Statement (NIS) will be submitted to the Planning Authority with the application | |
| 2460828 | Conditional | 7 Aug 2025 | 24 | 406 m | the construction of 24 No. 2 bed semi-detached bungalows designed for the elderly, the proposed development will also include new internal roadways and footpaths, proposed new pedestrian and new vehicular access from the existing Rosemount Farm Road to the south of the site, new boundary treatments, landscaping, foul and surface water drainage including associated attenuation together with all ancillary and associated site works |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 500122 | Granted | 4 Mar 2026 | 400 m | |
| 316885 | Other | 14 Aug 2023 | 303 m | |
| 311996 | Withdrawn | 6 Dec 2021 | 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
- 5 Nov 2026 New application · observations close 10 Dec 2026
- 5 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 Tipperary County Council before relying on it.