Observation pack · Tipperary County Council

Ard Aobhinn , Townsfields , Clooughjordan

A garage, a detached single storey ancillary family residential unit to the rear of the existing dwelling and a garden room to the side of the existing dwelling, served by connections to the existing site utilities/services and entrance, including all associated site works

Observations close 7 Dec 2026 23 days left

5 weeks from receipt (received 31 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 3 Jan 2027

The application

Reference: 2661072 · full record
Authority: Tipperary County Council
Type: RETENTION
Status: NEW APPLICATION
Site area: 6,610 m²
Received: 31 Oct 2026
Decision due: 3 Jan 2027

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/2661072/0.
Write your observation.Quote 2661072 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 7 Dec 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
R2 Existing residential	Existing Residential: To preserve and enhance existing residential amenity including provision of additional facilities for settlements where gaps are identified in the DIA	tipperary county development plan 2022 2028 settlement plans	22 Aug 2022 → 11 Jul 2028
R2 Existing residential	Existing Residential: To preserve and enhance existing residential amenity including provision of additional facilities for settlements where gaps are identified in the DIA	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 within 100 m

NIAH-recorded building × 2
Mullenkeagh House · The Old Presbytery

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
2560611	Conditional	23 Mar 2026	494 m	the change of use of a 3-storey terraced house with an existing commercial premises on the ground floor from a single residential dwelling to multiple residential units. Proposed works include a new shopfront, new windows and doors, a new kitchen and bathroom and new roof lights - the house is a Protected Structure
2561306	Conditional	13 Feb 2026	259 m	the construction of 1) a new playing pitch, associated goals, ball stop nets, floodlighting, dugouts, score board, fencing, 2) a walking track, associated protective fencing/barriers and lighting, 3) a surfaced vehicular parking area, internal access road, lighting, alterations and improvements to an existing entrance and all associated siteworks
2460649	Conditional	10 Dec 2024	194 m	a single storey garage (50sqm) and the widening of the vehicular entrance to the house
2460831	Conditional	19 Nov 2024	495 m	the construction of playground, fencing & associated works
2360975	Conditional	8 Feb 2024	151 m	the erection of a 15m high shrouded pole (16 metre overall height to top of lighting finials) together with antennas, dishes and associated telecommunications equipment, ground level equipment cabinet, all enclosed by security fencing and to remove an existing 12 metre high wooden pole
2360574	Conditional	11 Jan 2024	65 m	a new single storey rear extension containing one classroom, 2 no. changing rooms, a sensory room, 3. no. WCs, a kitchenette and a store room plus enlarged play area and relocate the existing gas supply tank
2360838	Conditional	8 Dec 2023	260 m	revised garage location and Permission to develop dwelling first floor area, including associated site works
2260257	Conditional	18 Jul 2022	284 m	a new single storey cob garden room as ancillary to main house

Appeals

ACP case	Outcome	Decided	Distance
501190	Granted	10 Aug 2026	494 m
319277	Granted with conditions	4 Feb 2025	151 m
312143	Refused	1 Aug 2023	151 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

31 Oct 2026 New application · observations close 7 Dec 2026
31 Oct 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 11 Nov 2026, 23:00. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.