Observation pack · Tipperary County Council

No. 7 & 8 McDonagh Street , Nenagh , Co. Tipperary

to demolish existing derelict buildings and construction of existing 3 No. 2 storey terraced dwelling houses, associated works to the rear gardens with connections to the public water supply and sewer along with all associated site works

Observations close 9 Oct 2026 11 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: 2660868 · full record
Authority: Tipperary County Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 3
Floor area: 747 m²
Site area: 218 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/2660868/0.
Write your observation.Quote 2660868 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

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-004:LAP:nenagh-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-004:LAP:nenagh-local-area-plan-2024-2030 · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
TIPPERARY TI-004:LAP:nenagh-local-area-plan-2024-2030	—	27 Sept 2026, 19:37	open

Designations on or near the site

NIAH-recorded building × 8
house · house · Summer Hill
Recorded monument × 1
R184866

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
2660543	Conditional	23 Jul 2026	329 m	change of use from residential to dental surgery to the first floor
2561208	Conditional	23 Jul 2026	71 m	Material Change of Use from Religion Service area and associated Office Use to Sport Recovery/Cafe Shop and alterations to the Shopfront and placement of Signage and all ancillary works
2561194	Conditional	16 Jun 2026	249 m	all windows to the first, second and third floors on the front facade and Permission to convert a single dwelling over a shop located in an architectural conservation area to three 1 bedroom apartments and all ancillary works
2660219	Conditional	11 Jun 2026	139 m	an all-weather training pitch with 5 metre high precast concrete ball wall, perimeter fencing, 6 no. 12 metre high columns and floodlights and all associated site works
2660337	Conditional	10 Jun 2026	414 m	a) the as constructed single storey extension to rear (south side) of the property for use as a dining area, b) for material change of use of part of the premises from domestic use to use as a public house/restaurant, c) to retain minor elevational alterations and extension to the main building and the flat roof section to the south east side together with installation of extraction and ventilation infrastructure on the roof of the flat roof section and for as constructed fire escape gangway over the flat roof section with external stair leading from same with all associated siteworks
2660126	Conditional	7 Apr 2026	139 m	change of use from residential use (former CBS brothers residence and ancillary garage) to assembly & recreation use (educational, including proposed changing rooms to existing garage), proposed external fire stairs & related elevational changes and works
2660051	Conditional	13 Mar 2026	329 m	2 x stand alone prefabricated bin storage units, 1 x stand alone prefabricated office building and all ancillary works
2561238	Conditional	27 Jan 2026	357 m	the change of use of the ground floor of the vacant Former ‘Dowlings Public house’ ( Class 12) to commercial/ Pilates Studio use ( Class 2), together with all associated site works

Appeals

ACP case	Type	Outcome	Decided	Distance
501678	—	open	3 Jul 2026	249 m
323163	—	Granted with conditions	26 Jun 2026	372 m
500563	—	Granted	23 Apr 2026	71 m
320646	—	Refused	14 Apr 2025	0 m
314472	—	Granted with conditions	14 Nov 2023	470 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.