Observation pack · Tipperary County Council
James Street , Tipperary Town , Co. Tipperary
The subdivision of the existing property into two separate domestic dwellings, including associated alterations, upgrade and refurbishment works to the property and all associated works
Observations close 7 Dec 2026 22 days left
5 weeks from receipt (received 2 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 5 Jan 2027
The application
- Reference
- 2661073 · full record
- Authority
- Tipperary County Council
- Type
- PERMISSION
- Status
- NEW APPLICATION
- Units
- 2
- Floor area
- 123 m²
- Site area
- 187 m²
- Received
- 2 Nov 2026
- Decision due
- 5 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/2661073/0.
- Write your observation.Quote
2661073at 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.
Designations on or near the site within 100 m
- NIAH-recorded building × 22Clanwilliam House · house · D. Toomey
- Recorded monument × 1R135368
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Distance | Description |
|---|---|---|---|---|
| 2660713 | Conditional | 9 Oct 2026 | 350 m | the widening of an existing entrance/exit from the laneway onto the public road. PERMISSION is sought for the reinstatement of pier in a new location, erection of recessed vehicular and pedestrian access gates and all associated site works. PERMISSION is sought for the construction of 2 no. ancillary domestic storage sheds and all associated site works |
| 2660631 | Conditional | 2 Oct 2026 | 215 m | change of use of existing commercial/office use premises to use as a single apartment/dwelling unit including all internal and external modifications, permission for an upper floor extension at the rear, removal of existing derelict projecting/modern shop front and replacement with a traditional window design including all associated site development works |
| 2560758 | Conditional | 22 Jul 2026 | 48 m | (1) extension to rear of existing retail unit comprising staff facilities and bin store, (2) alterations to retail unit and frontage for the creation of an independent door access from the public street and construction of stairwell leading directly to upper floors, (3) alterations to first floor level and creation of studio apartment with private amenity space to rear at first floor level, (4) construct extensions to rear of both second and third floors together with alterations and create 2-bedroom apartment over both floors and with private amenity space at second floor level, both apartments to replace existing ad-hoc living arrangements on upper floors, and all to include necessary changes to elevations, together with ancillary site works and services as required |
| 2660432 | Conditional | 3 Jul 2026 | 492 m | two new extensions to the rear of existing dwelling along with some minor changes to the side elevation of the dwelling and all associated site works |
| 2660308 | Conditional | 3 Jun 2026 | 87 m | a new car park with electric vehicle ( EV ) charging points: a new vehicular entrance off James Street associated drainage and all associated site development works |
| 2660075 | Conditional | 28 May 2026 | 491 m | the works within the curtilage of protected structures, namely St. Anne’s Secondary School (RPS No. 3) and associated protected structures on the site (RPS Nos. 4 and 5). The development will consist of the construction of a new single-storey school building measuring 380 sqm, providing 2 no. special education needs classrooms, a multipurpose room and a graphics design lab, together with associated sanitary facilities. The development will also consist of the demolition of an existing single-storey prefabricated building. The development will include a new fenced soft play area, an accessible parking space, connections to public utility and drainage services, and all associated site works |
| 2660237 | Conditional | 8 May 2026 | 21 m | the change of use of existing ground floor from retail/shop use to café/sit down coffee shop with takeaway facilities and all associates siteworks |
| 2660022 | Conditional | 17 Apr 2026 | 138 m | change of use from a restaurant on the ground floor only to Nico’s Takeaway with all associated site works and connection to the public services (This is a listed building- RPS Ref. No. 57) |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 502311 | Invalid | 16 Oct 2026 | 350 m | |
| 323420 | Refused | 22 Dec 2025 | 475 m | |
| 322240 | Invalid | 8 Apr 2025 | 475 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
- 2 Nov 2026 New application · observations close 7 Dec 2026
- 2 Nov 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.