Observation pack · Tipperary County Council
Corville Road , Roscrea , Co Tipperary
Housing development consisting of 1 pair semi-detached two bedroom bungalows, 1 detached 3 bedroom bungalow and 4 no. 2/3 bedroom terraced two storey townhouses with access roads/paths etc. and ancillary service connections
Observations close 11 Dec 2026 26 days left
5 weeks from receipt (received 6 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 9 Jan 2027
The application
- Reference
- 26163 · full record
- Authority
- Tipperary County Council
- Type
- PERMISSION
- Status
- NEW APPLICATION
- Units
- 6
- Floor area
- 3,456 m²
- Site area
- 1,840 m²
- Received
- 6 Nov 2026
- Decision due
- 9 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/26163/0.
- Write your observation.Quote
26163at 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 11 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 |
|---|---|---|---|
| R1 New residential | New Residential: To provide for new residential development | roscrea local area plan 2023 2029 | 23 Oct 2023 → 11 Sept 2029 |
| R2 Existing residential | Existing Residential: Provide for residential development and protect and improve residential amenity | roscrea local area plan 2023 2029 | 23 Oct 2023 → 11 Sept 2029 |
| R2 Existing residential | Existing Residential: Provide for residential development and protect and improve residential amenity | roscrea local area plan 2023 2029 | 23 Oct 2023 → 11 Sept 2029 |
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 |
Designations on or near the site within 100 m
- Recorded monument × 1R140910
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| 2660899 | Conditional | 29 Oct 2026 | 484 m | RED III development which will consist of the installation of ground-mounted solar panels and all associated site works, this development relates to a protected structure | |
| 2660711 | Conditional | 15 Sept 2026 | 1 | 255 m | a new storey and three-quarter style dwelling and detached single car garage, the opening of a new vehicular entrance to the site off the existing right of way and wastewater treatment system and polishing filter together with all associated site development works |
| 2561328 | Conditional | 6 Jul 2026 | 7 m | the construction of a new 800 pupil Secondary School to include General Classrooms, Specialist Classrooms, a General-Purpose Hall, PE Hall, Offices, Staff Room, Library, Sanitary Facilities and ancillary spaces. The development also includes the provision of: - • Demolition of existing school buildings and extensions with the demolition/removal of all existing prefabs from the site. • Minor alterations to the retained original school building. • Enlarged school vehicle, pedestrian and cycle entrance from Corville Road, with drop off/collection area, cycle and foot paths, bicycle spaces and 80 no. car parking spaces. • 5 no. ball courts, landscaped gardens, and external social space. • Heat pump and gas storage areas, external stores and bin storage area. • Landscaping works, boundary treatments, associated drainage, all other site services, site development and all ancillary siteworks | |
| 2636 | Conditional | 7 May 2026 | 1 | 49 m | new single storey dwelling house with site entrance and all ancillary site works |
| 2560889 | Conditional | 8 Apr 2026 | 391 m | the change of use from a single residential dwelling and a commercial unit to 3 one bed apartments and a commercial unit and installation of a new window to the north facing façade at first floor level | |
| 2561307 | Conditional | 12 Feb 2026 | 267 m | the installation of solar panels on the existing roof of the building and all associated site works. This application relates to a Protected Structure | |
| 2561156 | Conditional | 13 Jan 2026 | 405 m | (a) change of use from visitor centre/museum to café in the ground floor of the annex building, (b) internal alterations in the annex building, (c) reopening a previous window on the west elevation of the annex building, (d)reopening two former internal doors at first floor and second floor of the main Damer House, and (e) associated minor works and services. Damer House is a Protected Structure and is recorded on the Tipperary County Council record of protected structures (RPS No. TRPS924) | |
| 2561100 | Conditional | 17 Dec 2025 | 470 m | demolition of existing dwelling on site, build a new two storey building comprising of a doctor’s surgery including ancillary rooms and all associated site works |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 320421 | Other | 23 Sept 2024 | 452 m | |
| 312123 | Refused | 12 Jan 2022 | 142 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
- 6 Nov 2026 New application · observations close 11 Dec 2026
- 6 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.