Observation pack · Tipperary County Council

Castleholding , Dublin Road , Roscrea Co. Tipperary

development for alterations and a change of house design and site layout from that previously approved under planning register reference No: 2560634. The proposed modifications will consist of the omission of the permitted bungalow, the construction of 2 No. Semi-Detached dormer bungalows, revisions to the permitted site layout to provide 2 No. separate vehicular site entrances in lieu of the previously approved single entrance, and all associated site works

Observations close 16 Nov 2026 13 days left

5 weeks from receipt (received 12 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 6 Dec 2026

The application

Reference: 2661008 · 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: 1,612 m²
Received: 12 Oct 2026
We first saw it: 21 Oct 2026, 02:10
Decision due: 6 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/2661008/0.
Write your observation.Quote 2661008 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 16 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	New Residential: To provide for new residential development	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

Recorded monument × 1
R140910

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2561133	Conditional	27 Jul 2026	0	406 m	alteration, renovation and extension of existing structure to the rear of dwelling house and all associated site works
2561328	Conditional	6 Jul 2026	0	206 m	the construction of a new 800 pupil Secondary School to include General Classrooms, Specialist Classrooms, a General-Purpose Hall, PE Hall, Offices, Staff Room, Library, Sanitary Facilities and ancillary spaces. The development also includes the provision of: - • Demolition of existing school buildings and extensions with the demolition/removal of all existing prefabs from the site. • Minor alterations to the retained original school building. • Enlarged school vehicle, pedestrian and cycle entrance from Corville Road, with drop off/collection area, cycle and foot paths, bicycle spaces and 80 no. car parking spaces. • 5 no. ball courts, landscaped gardens, and external social space. • Heat pump and gas storage areas, external stores and bin storage area. • Landscaping works, boundary treatments, associated drainage, all other site services, site development and all ancillary siteworks
2636	Conditional	7 May 2026	1	333 m	new single storey dwelling house with site entrance and all ancillary site works
2561100	Conditional	17 Dec 2025	0	387 m	demolition of existing dwelling on site, build a new two storey building comprising of a doctor’s surgery including ancillary rooms and all associated site works
2560915	Conditional	10 Dec 2025	0	26 m	new entrance in place of previous blocked up entrance and all associated site works
2561075	Conditional	10 Dec 2025	0	452 m	reconfiguration of the internal layout of the apartments, amalgamation of 3 studio apartments into a single 3 bed apartment, adding a small dormer extension to the rear of the property along with an additional roof light, installing PVs to the roof at the rear of the property, new high-level window to the rear courtyard gable wall. RETENTION PERMISSION is sought for the existing archway infill commercial unit
2560634	Conditional	5 Dec 2025	0	0 m	development for 2 detached bungalows, new shared entrance and all associated site works
2560488	Conditional	4 Jul 2025	0	353 m	extensions to existing dwelling house

Appeals

ACP case	Type	Outcome	Decided	Distance
324249	—	pending	28 Apr 2026	200 m
312123	—	Refused	12 Jan 2022	430 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

12 Oct 2026 New application · observations close 16 Nov 2026
12 Oct 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 21 Oct 2026, 02:10. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.