Observation pack · Tipperary County Council

Main Street , Borrisokane , Co. Tipperary

change of use of part of existing first floor space from restaurant to residential use to provide a three bed apartment, together with first floor rear windows installation and all associated site works

Observations close 19 Nov 2026 12 days left

5 weeks from receipt (received 15 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 9 Dec 2026

The application

Reference: 2661015 · 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: 461 m²
Received: 15 Oct 2026
We first saw it: 21 Oct 2026, 02:10
Decision due: 9 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/2661015/0.
Write your observation.Quote 2661015 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 19 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
S5 Sustainable neighbourhood infrastructure	Social and Public: To provide and improve social and public facilities	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

NIAH-recorded building × 3
mill (water) · Borrisokane Garda Síochána Station · house
Recorded monument × 1
R184863

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2560583	Conditional	28 Nov 2025	0	281 m	the change of use from Montessori to a community bible educational facility owned and directed by Watchtower Bible and Tract Society of Ireland for their express purpose of holding meetings, workshops and classes; minor changes to external elevations; building signage; external lighting for health and safety purposes; new site entrance and closing of existing entrances; rearranged site layout to accommodate accessible and general parking spaces; removal of temporary outbuildings; new boundary treatment to west side
2560411	Conditional	2 Jul 2025	0	191 m	the change of use of existing first floor from use as undeveloped space/storage to use as 6 no en-suite guest rooms, plus associated new stairway to ground floor, associated alterations to ground floor pub and associated alterations to existing building and its site layout. The application includes application for RETENTION PERMISSION for existing timber roof structure to external area at rear and south side of existing premises. The development is within the Borrisokane Architectural Conservation Area
2551	Conditional	23 May 2025	0	16 m	extension to existing funeral home and all associated site works
2460554	Conditional	13 Mar 2025	2	263 m	the erection of a dwelling, garage, entrance and associated works
2461051	Conditional	5 Feb 2025	0	373 m	the storage sheds to rear of property
2460431	Conditional	4 Nov 2024	0	401 m	the additional works carried out to existing property from those granted permission under PL Ref. 20512 along with all ancillary site works
2460473	Refused	1 Aug 2024	1	281 m	(1) the change of use of the existing Montessori school to 1 No. dwelling; (2) the change of use of existing stand-alone sensory room to store ancillary to dwelling; (3) alterations to the existing elevations and all ancillary works
2460237	Conditional	27 May 2024	0	447 m	the renovation and an extension to the existing house

Appeals

ACP case	Type	Outcome	Decided	Distance
316930	—	Other	11 Aug 2023	481 m
316893	—	Other	10 Aug 2023	188 m
312109	—	Granted with conditions	24 May 2023	343 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

15 Oct 2026 New application · observations close 19 Nov 2026
15 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.