Observation pack · Tipperary County Council

Glebe Lane , Kenyon Street Nenagh , Co. Tipperary

amendments to the previously approved planning permission (Reference: 2460989) consisting of internal alterations resulting in a total of 11 no. apartments (6 no. 1-Bedrom apartments and 5 no. Studio apartments) in a four-storey block with balconies, bin storage, bike storage and all associated site development works on the site of the existing warehouse

Observations close 19 Oct 2026 window closed

5 weeks from receipt (received 12 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 6 Nov 2026

The five-week window has passed. Late observations are returned unread. If the council has decided, the next door is the appeal window — but under s.37 only the applicant and those who made a valid observation may appeal.

The application

Reference: 2660895 · full record
Authority: Tipperary County Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 354 m²
Received: 12 Sept 2026
We first saw it: 22 Sept 2026, 16:10
Decision due: 6 Nov 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/2660895/0.
Write your observation.Quote 2660895 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 19 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	nenagh local area plan 2024 2030	25 Mar 2024 → 12 Feb 2030
M2 Major town centre	Urban Core: Provide for the development and enhancement of urban core uses including retail, residential, commercial, civic and other uses	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 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

NIAH-recorded building × 10
Bank of Ireland · Silver Street · J. McMahon
Recorded monument × 4
R184866 · Historic town · Market-house

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
2660780	Conditional	1 Oct 2026	280 m	change of use of existing storage shed to workshop
2660247	Conditional	30 Sept 2026	280 m	the construction of an extension to the side of existing premises, to widen existing shop entrance to front façade, new façade signage and RETENTION PERMISSION for totem sign, parking lot entrance standing sign and existing signage to front façade and PERMISSION for all associated site works
26101	Unconditional	17 Sept 2026	392 m	the construction of 67 no. residential units, a new single storey crèche, single storey health centre and a 3 storey, 90 bed nursing home. The residential units will consist of: 5 no. 1-bed semi-detached bungalows, 5 no. 2 bed semi-detached bungalows, 13 no. 2 bed mid-terrace bungalows, 2 no. 2 storey 4-bed semi-detached houses, 2 no. 2 storey 4-bed mid terrace houses, 14 no. 2 storey 3 bed semi-detached houses, 14 no. 2 storey 2 bed mid-terrace houses and 1 no. apartment building consisting of: 8 no. 1-bed apartments and 4 no. 2-bed apartments over 2 storeys, located as follows, (2 no. 2 bed and 4 no. 1 bed apartments on ground floor, 2 no. 2 bed and 4 no. 1 bed apartments on first floor), the proposed development will also include new internal roadways and footpaths, a proposed new distributor road to the north and east of proposed development, pedestrian/cycle access off the existing Tyone Road to the west of the site, vehicular access from the existing Ormond Drive, south of proposed site, new vehicular and pedestrian access, new boundary treatments, landscaping, drainage, site services including new ESB Medium Voltage (MV) substation building and all ancillary site works
2660346	Refused	23 Jul 2026	384 m	construction of Internal entrance gates along the Southern boundary, omitted by Condition 2 of previously approved permission 2560234
2561208	Conditional	23 Jul 2026	370 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	92 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	459 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	205 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

Appeals

ACP case	Type	Outcome	Decided	Distance
501678	—	open	3 Jul 2026	92 m
323163	—	Granted with conditions	26 Jun 2026	151 m
500563	—	Granted	23 Apr 2026	370 m
500941	—	open	6 Mar 2026	358 m
320646	—	Refused	14 Apr 2025	307 m
320969	—	Invalid	2 Oct 2024	469 m
320973	—	Invalid	2 Oct 2024	469 m
314472	—	Granted with conditions	14 Nov 2023	327 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

12 Sept 2026 New application · observations close 19 Oct 2026
12 Sept 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 22 Sept 2026, 16:10. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.