Observation pack · Tipperary County Council

16 Fr. Matthew Street Lower , Tipperary Town , Co. Tipperary

a change of use from commercial premises to residential dwelling, and to retain a first floor extension over existing single storey workshop to rear of premises and associated site works

Observations close 9 Oct 2026 3 days left

5 weeks from receipt (received 4 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 29 Oct 2026

The application

Reference: 2660863 · 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: 57 m²
Received: 4 Sept 2026
We first saw it: 18 Sept 2026, 15:44
Decision due: 29 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/2660863/0.
Write your observation.Quote 2660863 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 9 Oct 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

Recorded monument × 2
R135389 · Ritual site - holy well

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
2660507	Conditional	17 Jul 2026	398 m	new entrance, boundary wall, on-site parking area and all ancillary site works
2660432	Conditional	3 Jul 2026	89 m	two new extensions to the rear of existing dwelling along with some minor changes to the side elevation of the dwelling and all associated site works
2561187	Refused	26 May 2026	497 m	the construction of an extension at rear of house, for comprising family room at ground floor level and storage space at first floor level, and all associated site and ancillary works
2660022	Conditional	17 Apr 2026	424 m	change of use from a restaurant on the ground floor only to Nico’s Takeaway with all associated site works and connection to the public services (This is a listed building- RPS Ref. No. 57)
2561303	Conditional	14 Apr 2026	249 m	the change of use of first floor living room to educational hub, with proposed new signage to the front façade and side gable of the existing building and all associated siteworks
2561008	Conditional	2 Dec 2025	378 m	domestic garage and associated site works
2560926	Conditional	11 Nov 2025	343 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
2460951	Conditional	3 Nov 2025	354 m	(a) a change of use of existing disused commercial use building, No. 47 Main Street, to 2 No. 'own door' apartment dwelling units, including all necessary internal and external building modifications, (b) a change of use from existing ancillary accommodation to the rear of No. 48 Main Street to 1 No. 'own door' apartment including all necessary internal and external modifications, (c) a change of use of a further existing ancillary building (at the rear of) to an apartment dwelling including all necessary alterations and extension (d) connections to all to public services, provision of courtyard with gate controlled access from Main Street, including all associated site development works

Appeals

ACP case	Type	Outcome	Decided	Distance
323420	—	Refused	22 Dec 2025	100 m
322240	—	Invalid	8 Apr 2025	100 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

4 Sept 2026 New application · observations close 9 Oct 2026
4 Sept 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.