Observation pack · Tipperary County Council

No 2 O'Connell Street , Clonmel , Co. Tipperary

change of use of the ground floor from retail to Asian restaurant, including ancillary storage at basement level, new signage and all ancillary site works. This is a protected structure

Observations close 11 Nov 2026 11 days left

5 weeks from receipt (received 7 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 1 Dec 2026

The application

Reference: 2660986 · 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: 97 m²
Received: 7 Oct 2026
We first saw it: 14 Oct 2026, 01:45
Decision due: 1 Dec 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/2660986/0.
Write your observation.Quote 2660986 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 11 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	Urban Core: Provide for the development and enhancement of urban core uses including retail, residential, commercial, civic and other uses	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 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 × 23
house · house · house
Recorded monument × 24
R133257 · Historic town · Religious house - Franciscan friars

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660576	Conditional	22 Oct 2026	0	495 m	a) move the existing vehicular entrance southwards within the site including necessary amendments to the public footpaths, and b) PERMISSION FOR RETENTION of changes to the front façade of the existing building
2660812	Conditional	12 Oct 2026	0	473 m	construction of a new vehicular entrance and driveway including all associated site development works
26107	Conditional	25 Sept 2026	0	240 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	0	383 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
2660740	Conditional	22 Sept 2026	0	278 m	change of use from public house to ground floor gaming centre, including provision of ancillary storage space, associated signage, including retention of the rear yard for use as storage, and all associated site development works
2660632	Conditional	18 Aug 2026	3	269 m	the change of use of building from commercial use to office use on the ground floor and 2 no. apartments at first floor, minor modifications to said structure and all associated site development works
2660563	Conditional	31 Jul 2026	0	50 m	the use of the ground floor for coffee shop and all ancillary facilities such as kitchen/prep area, storage and toilets, and new first floor storage area, new signage including all associated site development works
2660477	Conditional	13 Jul 2026	0	41 m	indefinite material change of use from existing shop to a health centre/clinic and associated siteworks

Appeals

ACP case	Type	Outcome	Decided	Distance
502156	—	pending	23 Sept 2026	278 m
318093	—	Granted with conditions	15 Apr 2025	49 m
319235	—	Refused	20 Aug 2024	264 m
317241	—	Granted with conditions	16 Jul 2024	413 m
317885	—	Invalid	28 Aug 2023	473 m
317817	—	Invalid	17 Aug 2023	473 m
315576	—	Granted with conditions	22 May 2023	186 m
311290	—	Granted with conditions	17 Dec 2021	493 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

7 Oct 2026 New application · observations close 11 Nov 2026
7 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.