Observation pack · Tipperary County Council

No. 1 Old Waterford Road , Clonmel , Co. Tipperary

carrying out refurbishment works to the building at the rear of the offices including removal of the existing roof and replacement with a raised slated roof to provide for offices, ancillary accommodation, including linkage with the main office and all associated site development works

Observations close 23 Oct 2026 8 days left

5 weeks from receipt (received 18 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 12 Nov 2026

The application

Reference: 2660915 · 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: 1,330 m²
Received: 18 Sept 2026
We first saw it: 22 Sept 2026, 16:10
Decision due: 12 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/2660915/0.
Write your observation.Quote 2660915 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 23 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-003:LAP:clonmel-and-environs-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-003:LAP:clonmel-and-environs-local-area-plan-2024-2030 · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
TIPPERARY TI-003:LAP:clonmel-and-environs-local-area-plan-2024-2030	—	27 Sept 2026, 19:37	open

Designations on or near the site

NIAH-recorded building × 11
Kickham Barracks · house · house

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
2660812	Conditional	12 Oct 2026	280 m	construction of a new vehicular entrance and driveway including all associated site development works
26107	Conditional	25 Sept 2026	235 m	the construction of a separate domestic storage shed within the curtilage of the premises and all associated site works. Cuan Saor is a protected structure reference no. TRPS 2159
2660362	Conditional	23 Sept 2026	285 m	the construction of a single storey conservatory roof to existing courtyard and alterations to Raheen House Hotel and for the construction of a new two storey hotel building comprising 30 beds and an additional 19 no. car parking spaces, and for the construction of a new single storey leisure & spa building, including demolition of the existing shed with all associated site works and landscaping at Raheen House Hotel, which is a protected structure
2660317	Conditional	6 Aug 2026	490 m	1) demolition of existing garage to side of house and existing rear extension, 2) construction of new single storey rear extension, 3) alteration of the existing elevations including changing windows and doors, 4) change of existing single storey roof to flat roof, 5) construction of new canopy to front elevation, 6) widen existing entrance and all associated site works
2660407	Conditional	21 Jul 2026	450 m	the construction of a single storey extension and associated siteworks to the side of the dwelling
2660477	Conditional	13 Jul 2026	433 m	indefinite material change of use from existing shop to a health centre/clinic and associated siteworks
2660429	Conditional	6 Jul 2026	489 m	the changes to previously approved permission ref. no. 2560017, comprising of the omission of alterations to rear elevation (west) to Mary Street car park
2560707	Conditional	14 May 2026	443 m	(i) the change of use of the existing first and second floors of a building from commercial to residential comprising 3 no. apartment units, (ii) to make elevational amendments to the rear of the building, (iii) to install balconies to the rear of the building, (iv) for the on-site parking area for apartments and (v) all associated site development works

Appeals

ACP case	Type	Outcome	Decided	Distance
318093	—	Granted with conditions	15 Apr 2025	360 m
317241	—	Granted with conditions	16 Jul 2024	442 m
315576	—	Granted with conditions	22 May 2023	401 m
311211	—	Granted with conditions	13 Dec 2022	364 m
311290	—	Granted with conditions	17 Dec 2021	255 m
312153	—	pending	9 Dec 2021	194 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

18 Sept 2026 New application · observations close 23 Oct 2026
18 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.