Observation pack · Tipperary County Council

Main Street , Ballina , Co. Tipperary

alterations to the number, location and sizes of windows and doors from that permitted and retention of extension of premises to rear boundary, retention of minor alteration to floor plan and retention of shop sign and all associated site works

Observations close 6 Nov 2026 1 day left

5 weeks from receipt (received 2 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 26 Nov 2026

The application

Reference: 2660970 · full record
Authority: Tipperary County Council
Type: RETENTION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 201 m²
Received: 2 Oct 2026
We first saw it: 14 Oct 2026, 01:45
Decision due: 26 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/2660970/0.
Write your observation.Quote 2660970 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 6 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.

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	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 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

Recorded monument × 1
R124981

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
26130	Conditional	29 Oct 2026	0	351 m	construction of an extension to the side of house, linking the house and domestic garage and converting the garage to living accommodation
2660083	Conditional	29 Oct 2026	0	25 m	the construction of three residential units, which include 2 no. 2-bedroom duplex units and 1 studio, connection to the public services and ancillary site development works, which include works to the boundaries of the neighbouring protected structure (RPS S676)
2660746	Conditional	21 Sept 2026	0	130 m	the construction of a single storey flat roof extension and for the construction and PERMISSION for the completion of a single storey flat roof extension all to an existing dwelling
2660158	Conditional	7 May 2026	1	350 m	to convert the attic space with associated changes to the elevations and erect an extension to the rear bedroom, kitchen over two floors and all associated site works
2660093	Conditional	17 Apr 2026	1	482 m	of the following: an extension to the existing dwelling and the construction of a detached short term accommodation unit to the rear
2560717	Conditional	22 Jan 2026	1	349 m	for change of use of a former takeaway premises to residential use and the removal of unsound extensions to the rear of the building, including all associated site works
2560723	Refused	20 Jan 2026	1	350 m	to erect a 3rd floor storage room and viewing deck to front, erect an extension to the rear comprising bedroom, kitchen and storage over 3 floors and alter height and shape of existing windows to front and rear and all associated site works
2560686	Conditional	19 Dec 2025	1	462 m	for alteration and refurbishment of the existing fire damaged elements to building which consisted of a public house on the ground floor and residential dwelling on the first floor also permission is being sought to demolish the out building at the rear of the site and construct a new dwelling in its place. The proposed alterations and refurbishment of the existing building consists of changing the ground floor from a Public House to a commercial unit c/w extension to the rear of the existing building and a studio apartment. The first floor and attic area will be renovated to comprise of a 3 bedroom apartment. The out building /shed to rear of the site will be demolished, A new single two storey detached dwelling will be constructed together with all ancillary site works in its place

Appeals

ACP case	Type	Outcome	Decided	Distance
320523	—	Invalid	9 Aug 2024	430 m
317242	—	Granted with conditions	25 Sept 2023	426 m
310495	—	Granted with conditions	17 Nov 2021	49 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

2 Oct 2026 New application · observations close 6 Nov 2026
2 Oct 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 14 Oct 2026, 01:45. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.