Observation pack · Tipperary County Council

Rathordan , Cashel , Co. Tipperary

The construction of a new single story house, entrance and waste water treatment system with all associated site works

Observations close 10 Dec 2026 28 days left

5 weeks from receipt (received 5 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 8 Jan 2027

The application

Reference: 2661085 · full record
Authority: Tipperary County Council
Type: PERMISSION
Status: NEW APPLICATION
Units: 1
Floor area: 222 m²
Site area: 4,438 m²
Received: 5 Nov 2026
Decision due: 8 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/2661085/0.
Write your observation.Quote 2661085 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 10 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.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2560468	Conditional	15 Jul 2025		245 m	a single storey extension to side of existing dwelling together with all associated site works
23131	Conditional	29 Jun 2023		471 m	(a) 2 no single storey side extensions to existing storey and a half dwelling, (b) decommissioning of existing septic tank and percolation area and upgrading to a new treatment tank and percolation area, (c) 1 no proposed rear rooflight, (d) changes to existing elevations and internal renovations including all site works, (e) demolition of existing side extension
2260111	Conditional	26 Apr 2022	1	327 m	a new dwelling house with garage and new entrance to public road and Septic tanks and percolation area treatment system with all associated site works

What has happened on this file

5 Nov 2026 New application · observations close 10 Dec 2026
5 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.