Observation pack · Tipperary County Council

Fennor Gortnahoe , Thurles , Tipperary

a detached, single-storey, 71 sq.m ancillary family modular unit to the rear of the existing dwelling. The unit comprises 1-bedroom ancillary family accommodation with an integrated work-from-home office, accessed via the existing entrance and connected to the services and drainage of the existing dwelling. The development utilises the existing vehicular entrance and includes an internal turning area to ensure forward gear egress only, together with all associated site works

Observations close 22 Oct 2026 22 days left

5 weeks from receipt (received 17 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20

The application

Reference: 2660904 · full record
Authority: Tipperary County Council
Type: RETENTION
Status: INCOMPLETED APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 104 m²
Received: 17 Sept 2026
We first saw it: 29 Sept 2026, 23:03
Decision due: —
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/2660904/0.
Write your observation.Quote 2660904 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 22 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
25119	Refused	9 Sept 2025	0	0 m	existing domestic building containing home gym, home office, store and a separate domestic garage/garden store both at rear of dwelling
2360127	Conditional	28 Feb 2024	2	264 m	a) the construction of a single storey detached dwelling; b) a new detached garage; c) a new site entrance; d) new connections to existing utilities; e) a new waste-water treatment system & percolation area; f) all associated site works. Retention planning permission is also being sought for the following works: g) Temporary retention of the existing mobile home unit all associated site works

Appeals

ACP case	Type	Outcome	Decided	Distance
323765	—	Refused	2 Jan 2026	0 m
319315	—	Granted with conditions	24 Sept 2024	264 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

17 Sept 2026 New application · observations close 22 Oct 2026
17 Sept 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 29 Sept 2026, 23:03. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.