Benamore , Roscrea , Co. Tipperary
new dwelling, garage, wastewater treatment system, entrance and all ancillary site works
The application
- Reference
- 2660951 · full record
- Authority
- Tipperary County Council
- Type
- PERMISSION
- Status
- NEW APPLICATION
- Applicant
- not published by the national dataset — see the council register
- Units
- 1
- Floor area
- 266 m²
- Site area
- 3,143 m²
- Received
- 28 Sept 2026
- We first saw it
- 30 Sept 2026, 23:22
- Decision due
- 22 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/2660951/0.
- Write your observation.Quote
2660951at 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 2 Nov 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.
What the site is zoned
| Code | Objective | Plan | In force |
|---|---|---|---|
| P5 Rural and agricultural | Town Environs: To provide for agricultural needs and to protect and enhance the rural environment and setting of the settlement | roscrea local area plan 2023 2029 | 23 Oct 2023 → 11 Sept 2029 |
| R2 Existing residential | Existing Residential: Provide for residential development and protect and improve residential amenity | roscrea local area plan 2023 2029 | 23 Oct 2023 → 11 Sept 2029 |
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 × 1Birchgrove House
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| 2660245 | Conditional | 30 Jul 2026 | 0 | 431 m | the following: 1) retention permission to retain a storage warehouse extension to the side of the previously approved existing retail warehouse building, 2) retention permission to retain existing pedestrian access located at the front corner of the site, 3) retention permission to retain a 1st floor storage mezzanine floor within the existing previously approved retail warehouse, 4) planning PERMISSION for alterations to the existing elevations to the building, 5) planning permission to revise and extend the site boundaries and construct a new commercial deliveries entrance and ancillary works |
| 2660016 | Conditional | 31 Mar 2026 | 0 | 475 m | a new single storey extension, 1362m2, to the side of the existing school building. It will comprise of 6 no. classrooms, library, clinical and sensory rooms, ancillary support spaces and a courtyard play space. The proposal also includes an extension to the existing boiler room, an accessible covered set down area, new parking layout, a new waste water treatment system and all associated site works. The proposed works are within the curtilage of a Protected Structure, Corville House, Sean Ross Abbey, Roscrea. RPS No. TRPS136 |
| 2560996 | Conditional | 13 Nov 2025 | 0 | 270 m | alterations to previously granted permission reference 2560129 including conversion of existing shed which was to be demolished into part of the proposed extension and all associated site works |
| 2560593 | Conditional | 12 Aug 2025 | 0 | 219 m | the construction of a single storey office and storage cabin unit to rear of the existing bed & breakfast business |
| 2560451 | Conditional | 8 Jul 2025 | 0 | 495 m | development for 2 number warehousing units with parking facilities and all associated site works |
| 2560129 | Conditional | 14 Apr 2025 | 0 | 270 m | a new extension to existing dwelling, to move an existing entrance, to demolish an existing shed and all associated site works |
| 2360848 | Conditional | 24 May 2024 | 0 | 333 m | portal frame building for the storage, cleaning, reconditioning and recycling of IBC's and drums, storage yards, water collection and recycling tanks, site fencing, landscaping, solar panels, office and welfare facilities, parking and all associated site works - this application consists of a development for an activity for which a Waste Licence is required from the Environmental Protection Agency |
| 22557 | Conditional | 16 Mar 2023 | 1 | 232 m | a 36m high multi-user lattice tower telecommunications structure with headframe raised on a 1.2 m concrete plinth, carrying antenna and dishes enclosed with a 2.4 metre palisade fence compound with associated ground equipment and associated site works including new entrance and access track |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 320013 | — | Invalid | 26 Jun 2024 | 333 m |
| 319973 | — | Invalid | 21 Jun 2024 | 333 m |
| 316245 | — | Refused | 5 Apr 2024 | 232 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
- 28 Sept 2026 New application · observations close 2 Nov 2026
- 28 Sept 2026 Decision
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 30 Sept 2026, 23:22. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.