Observation pack · Tipperary County Council

93 Irishtown , Clonmel , Co. Tipperary

indefinite change of use of top floor premises from unused space to residential living space, PERMISSION also to make alterations to 1st floor to make alterations to stairway and access to 2nd floor apartment, and to to construct a 2nd floor extension to the proposes residential floor to the rear of premises and ancillary works

Observations close 29 Sept 2026 2 days left

5 weeks from receipt (received 25 Aug 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 19 Oct 2026

The application

Reference: 2660822 · full record
Authority: Tipperary County Council
Type: RETENTION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 82 m²
Received: 25 Aug 2026
We first saw it: 18 Sept 2026, 15:44
Decision due: 19 Oct 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/2660822/0.
Write your observation.Quote 2660822 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 29 Sept 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
M2 Major town centre	Urban Core: Provide for the development and enhancement of urban core uses including retail, residential, commercial, civic and other uses	TI-003:LAP:clonmel-and-environs-local-area-plan-2024-2030	25 Mar 2024 → 12 Feb 2030

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 TI-003:LAP:clonmel-and-environs-local-area-plan-2024-2030 · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
TIPPERARY TI-003:LAP:clonmel-and-environs-local-area-plan-2024-2030	—	27 Sept 2026, 19:37	open

Designations on or near the site

NIAH-recorded building × 3
Saint Mary's Catholic Church · E. Ryan · house
Recorded monument × 2
R133257 · Church

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660632	Conditional	18 Aug 2026	3	378 m	the change of use of building from commercial use to office use on the ground floor and 2 no. apartments at first floor, minor modifications to said structure and all associated site development works
2660563	Conditional	31 Jul 2026	0	396 m	the use of the ground floor for coffee shop and all ancillary facilities such as kitchen/prep area, storage and toilets, and new first floor storage area, new signage including all associated site development works
2660477	Conditional	13 Jul 2026	0	494 m	indefinite material change of use from existing shop to a health centre/clinic and associated siteworks
2660429	Conditional	6 Jul 2026	0	395 m	the changes to previously approved permission ref. no. 2560017, comprising of the omission of alterations to rear elevation (west) to Mary Street car park
2560707	Conditional	14 May 2026	0	483 m	(i) the change of use of the existing first and second floors of a building from commercial to residential comprising 3 no. apartment units, (ii) to make elevational amendments to the rear of the building, (iii) to install balconies to the rear of the building, (iv) for the on-site parking area for apartments and (v) all associated site development works
2660243	Conditional	11 May 2026	0	374 m	the as constructed first floor extension to the side and the as constructed front porch including all ancillary site works
2560742	Conditional	14 Apr 2026	0	448 m	renovation and construction of a two storey extension to the rear of dwelling and associated siteworks
2561086	Conditional	3 Feb 2026	0	37 m	construction of off licence area and take away area within the existing retail floor area of existing ground floor retail unit and all associated site works

Appeals

ACP case	Type	Outcome	Decided	Distance
318093	—	Granted with conditions	15 Apr 2025	287 m
318857	—	Refused	3 Jul 2024	272 m
317885	—	Invalid	28 Aug 2023	17 m
317817	—	Invalid	17 Aug 2023	17 m
312963	—	Granted with conditions	18 May 2023	81 m
312934	—	pending	7 Mar 2022	81 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

25 Aug 2026 New application · observations close 29 Sept 2026
25 Aug 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 18 Sept 2026, 15:44. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.