Observation pack · Tipperary County Council

Rosemount Farm Road , Barnora , Cahir

alterations to the previously permitted but not yet constructed House Nos. 1 - 8 (Planning Reference 2460828). The proposed alterations include amendments to the finished floor levels of the houses to facilitate connection to the foul drainage network. Additionally, planning permission is sought for a change to House No. 3, from the previously permitted ‘C’ Type house to a ‘A’ Type house, with all ancillary and associated site works

Observations close 13 Nov 2026 18 days left

5 weeks from receipt (received 9 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 3 Dec 2026

The application

Reference: 2661000 · full record
Authority: Tipperary County Council
Type: PERMISSION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 8
Floor area: 5,280 m²
Site area: 9,273 m²
Received: 9 Oct 2026
We first saw it: 14 Oct 2026, 01:45
Decision due: 3 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/2661000/0.
Write your observation.Quote 2661000 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 13 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
R1 New residential	Residential Existing: To preserve and enhance existing residential development and residential amenity and provide for additonal facilities where gaps are identified	cahir local area plan 2021 2027	24 May 2021 → 12 Apr 2027
R1 New residential	New Residential: To provide for new residential development	cahir local area plan 2021 2027	24 May 2021 → 12 Apr 2027
S3 Community infrastructure	Social and Public: To provide and improve social and public facilities	cahir local area plan 2021 2027	24 May 2021 → 12 Apr 2027

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

Nothing designated within 100 m of the site.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660767	Conditional	30 Sept 2026	0	381 m	the construction of an extension to the side of dwelling
2660292	Conditional	25 May 2026	0	168 m	A Sunroom extension to existing dwelling house
2660071	Conditional	24 Mar 2026	0	13 m	a) the construction of four new extensions with a total combined floor area of 2,522.50m², comprising - (i) extension 1 (2,367m²), a part single storey and part two storey extension to the west of the existing school building. Extension 1 comprises a 4 no. classroom SEN base, 6 no. general classrooms, 4 no. specialist classrooms, 3 no. SET rooms, as well as storage, toilets, locker/social spaces, and other ancillary accommodation. Extension 1 is connected to the existing school by two short link corridors. Extension 1 includes solar PV panels on the roof; (ii) extension 2 (58.5m²) and extension 3 (58.5m²), both single storey extensions located within a service yard to the east of the existing school building. Extensions 2 and 3 are both technology preparation rooms and are attached directly to existing technology classrooms, and; (iii) extension 4 (38.5m²), a single storey external store extension; b) demolition of part of the existing service yard, including four small stores (total area 67.4m²); c) construction of a new 2.1m high rendered wall and vehicular gates to the modified service yard, and construction of a new covered storage area; d) modifications and extension to the existing car park to provide additional car parking spaces and an SEN set down area; e) two new covered bicycle shelters and relocation of the two existing covered bicycle shelters; f) provision of a new heat pump compound enclosed in 2.1m high palisade fencing; g) construction of an SEN enclosed play area and a sensory garden; h) all ancillary site development works, including new hard and soft landscaping, an underground firefighting static storage tank, a swale and a soakaway, and i) all associated site services, including external lighting and EV charging
2561123	Conditional	20 Mar 2026	0	74 m	the construction of all-weather sports facilities to the rear of the school including the following: a) a 3 lane, 400-metre athletic running track, with a 6 lane, 100-metre sprint track, b) an all-weather pitch for soccer and GAA games, c) track and field sports including long jump, high jump, shot put, boules, miniature-golf course, d) a perimeter walkway/running track with low level lighting around the existing amenities, e) flood-lighting to the main all-weather pitch and track and field sports, f) two new paddle courts with flood lighting and associated fencing, g) proposed ball stop netting, h) proposed dugouts, i) ancillary structures such as a small retaining wall between the all-weather pitch and the existing grass pitch, steps, footpaths, fencing and gates. The works include all landscaping, drainage, ancillary works and services
2561288	Conditional	12 Feb 2026	0	454 m	the construction of an acoustic wall 5m high x 38m long and associated site works
263	Unconditional	4 Feb 2026	0	90 m	the construction of 21 no. 3 bedroom dwelling units in three terraced blocks, to include roads, paths, paving, parking, drainage, landscaped public open space, streetlighting, boundary treatments and all associated site development works
2560638	Conditional	26 Aug 2025	0	170 m	(i) the use of the existing building for the sale of coffee for consumption off the premises in addition to the existing established uses within the premises (ii) for new window pod extension (iii) for material alterations to the existing elevations of the existing building (iv) for new signage and all associated site works
2460828	Conditional	7 Aug 2025	24	0 m	the construction of 24 No. 2 bed semi-detached bungalows designed for the elderly, the proposed development will also include new internal roadways and footpaths, proposed new pedestrian and new vehicular access from the existing Rosemount Farm Road to the south of the site, new boundary treatments, landscaping, foul and surface water drainage including associated attenuation together with all ancillary and associated site works

Appeals

ACP case	Type	Outcome	Decided	Distance
316882	—	Other	14 Aug 2023	500 m
316885	—	Other	14 Aug 2023	320 m
311996	—	Withdrawn	6 Dec 2021	401 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

9 Oct 2026 New application · observations close 13 Nov 2026
9 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.