Observation pack · Tipperary County Council

Cooleen , Silvermines , Co. Tipperary

alterations to the development previously granted under Planning Reference 23/222, comprising a change of house design and associated revisions to the site layout, together with the variation of Condition No. 2 of Planning Reference 23/222 relating to the occupancy of the dwelling, to provide for the proposed dwelling to be first occupied as a place of permanent residence by the current applicant, a detached garage and all associated site development works

Observations close 20 Oct 2026 24 days left

5 weeks from receipt (received 15 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 9 Nov 2026

The application

Reference: 2660900 · full record
Authority: Tipperary County Council
Type: PERMISSION
Status: PRE_VALIDATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 104 m²
Received: 15 Sept 2026
We first saw it: 22 Sept 2026, 16:10
Decision due: 9 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/2660900/0.
Write your observation.Quote 2660900 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 20 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

Nothing designated within 100 m of the site.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2460537	Conditional	22 Jan 2025	0	327 m	the construction of a playground and ancillary works
23222	Conditional	8 Feb 2024	1	0 m	dwelling house, entrance, boundary walls, onsite waste water treatment and disposal system and all associated works
2360741	Conditional	7 Feb 2024	2	490 m	the construction of 2 number single storey 2 bedroom dwellings, a connection to all existing services, entrance to roadway and all associated site works
2360713	Conditional	27 Oct 2023	1	276 m	the knocking of the existing bungalow and sheds and build a new 2 bedroom single story dwelling and all associated site works including new boundary wall and upgrade entrance from public road
2360504	Conditional	29 Aug 2023	0	357 m	storage sheds as constructed
2360222	Conditional	19 Jul 2023	0	237 m	provision of a widened site entrance, new road boundary wall and all associated site works
2360221	Conditional	24 May 2023	0	263 m	the demolition of an existing mixed-use agricultural shed and the erection of a machinery store shed and all associated site works. The development is located within the curtilage of recorded protected structure TRPS471
22335	Conditional	21 Jun 2022	0	303 m	domestic garage as constructed, domestic fuel shed as constructed, pitched roof to front porch as constructed (originally flat roof) raised roof over original flat roof extension, previously granted (ref no. 3909 refers) and domestic extension

Appeals

ACP case	Type	Outcome	Decided	Distance
319195	—	Invalid	5 Mar 2024	0 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

15 Sept 2026 New application · observations close 20 Oct 2026
15 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.