Observation pack · Tipperary County Council

Two Rivers , Lower Main Street , Clogheen Co. Tipperary

demolition of an existing outbuilding to the rear of the existing hostel/B&B Guest house building (consisting of ground floor storeroom & first floor old kitchen/living room areas which formed part of the existing hostel/B&B Guest house) to construct a two storey extension of additional 6 no. bedroom rooms & 2 no. bathroom and common room accommodation into this existing hostel/guest house with all associated sitework and ancillary works

Observations close 22 Oct 2026 7 days left

5 weeks from receipt (received 17 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 11 Nov 2026

The application

Reference: 2660909 · 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: 426 m²
Received: 17 Sept 2026
We first saw it: 22 Sept 2026, 16:10
Decision due: 11 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/2660909/0.
Write your observation.Quote 2660909 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

Code	Objective	Plan	In force
M2 Major town centre	Town / Village Centre: To provide and enhance village centre facilities to improve the service provision to the rural hinterland	TI-005:DP:tipperary-county-development-plan-2022-2028-settlement-plans	22 Aug 2022 → 11 Jul 2028

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-005:DP:tipperary-county-development-plan-2022-2028-settlement-plans · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
TIPPERARY TI-005:DP:tipperary-county-development-plan-2022-2028-settlement-plans	—	27 Sept 2026, 19:37	open

Designations on or near the site

NIAH-recorded building × 3
Allied Irish Bank · house · Saint Paul's Church (Shanrahan)
Recorded monument × 1
Settlement cluster

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660763	Conditional	28 Sept 2026	1	430 m	dwelling, garage, effluent treatment system, bore hole water well, entrance and all associated site works
2560803	Conditional	31 Aug 2026	0	91 m	(1) the covered link to outdoor seating area, (2) the steel framed roofed structure for the purpose of additional dining seating and community events, and (3) additional toilet facilities, all with associated site works
2560778	Conditional	26 Feb 2026	0	154 m	change of design of two storey extension to rear of existing hardware shop granted under planning reference number 2260208 and all associated site works
2560808	Conditional	19 Feb 2026	0	225 m	a) refurbish existing dwelling and develop a front porch, b) construct an extension to rear of existing dwelling with single storey link, c) develop a domestic garage, d) upgrade and relocate existing treatment system with secondary packaged treatment unit and polishing filter, e) replace existing site entrance with new site entrance at location of closed site entrance and develop gravel path, f) demolish existing sheds on site and all associated site works
2360674	Conditional	20 Oct 2023	0	445 m	1) Proposed construction of a hurling wall and synthetic astro-turf training pitch. 2) Associated flood lighting and perimeter steel fencing. 3) Proposed demolition of existing sports equipment shed and construction of a new sports equipment shed. 4) All associated site works to facilitate this development
2360360	Conditional	18 Jul 2023	0	10 m	the alteration of a window opening to french doors (& associated roof over same) on the rear elevation at the top floor of premises
2260208	Conditional	12 Apr 2023	0	154 m	1) demolition of part of existing two storey section to the rear of existing hardware shop and demolition of existing detached two storey outhouse and 2 no. sheds and stone walls, 2) construction of a new two storey extension to the rear of existing hardware shop to increase the floor area of the hardware shop and to include for offices and toilets, 3) construction of new yard to the rear of new extension for the purpose of storage of general building materials, all with associated site works
211613	Conditional	6 Jan 2022	0	95 m	construct a rear extension to provide kitchen facilities, a wheelchair accessible toilet and carry out minor internal alterations including all associated works

Appeals

No appeals within 500 m in the last 5 years.

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 22 Sept 2026, 16:10. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.