Observation pack · Tipperary County Council
22 Abbey Meadows , Clonmel , Co. Tipperary
The extension and renovation of existing dwelling house including elevational changes and all associated site development works
Observations close 10 Dec 2026 26 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
- 2661090 · full record
- Authority
- Tipperary County Council
- Type
- PERMISSION
- Status
- NEW APPLICATION
- Site area
- 518 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/2661090/0.
- Write your observation.Quote
2661090at 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.
What the site is zoned
| Code | Objective | Plan | In force |
|---|---|---|---|
| R1 New residential | New Residential: To provide for new residential development | clonmel and environs local area plan 2024 2030 | 25 Mar 2024 → 12 Feb 2030 |
| R2 Existing residential | Existing Residential: Provide for residential development and protect and improve residential amenity | clonmel and environs local area plan 2024 2030 | 25 Mar 2024 → 12 Feb 2030 |
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 |
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| 2660122 | Conditional | 31 Mar 2026 | 376 m | single storey extension to the side (South) of dwelling, conversion of attic to storage areas, with associated rooflights and minor alterations to rear (East) and side (South) elevations | |
| 2560601 | Conditional | 9 Dec 2025 | 96 | 275 m | development which will consist of the following on a site with a total area of c.3.13ha: a) 96 no. (semi-detached, detached, and terraced) houses comprising 7 no. 2-bed houses, 53 no. 3-bed houses and 36 no. 4-bed houses; b) a two-storey childcare facility with a total gross floor area of c. 369 sq.m and an associated outdoor play area of c. 257 sq.m; c) the provision of public open space comprising 3 no. spaces including play equipment, and the provision of private open space for the proposed houses; d) a total of 206 no. car parking spaces comprising 185. no. residential spaces, 8. no. visitor spaces, 6 no. creche staff parking spaces and 7 no. creche drop off spaces; e) vehicular site access to the northeast of the site to the north of the existing residential area of Gort na Manach, and a pedestrian connectivity link along the eastern boundary to the existing residential area of Gort na Manach. Provision for 2 no. potential future access links on the southeastern and western boundaries; f) the proposed development also includes all associated landscaping and planting, boundary treatments, road and cycle infrastructure, bicycle parking for residents, visitors, and the childcare facility, scooter parking, EV parking and ducting, public lighting, drainage works, SuDS features and all associated and ancillary site development works. A Natura Impact Statement (NIS) will be submitted to the Planning Authority with the planning application |
| 2560975 | Conditional | 7 Nov 2025 | 56 m | the side conservatory and closing in of the front porch including all associated site development works | |
| 2560562 | Conditional | 15 Sept 2025 | 403 m | the erection of new external signage on the Front Elevation (South Eastern side) of the existing Supermarket building | |
| 2560582 | Conditional | 8 Aug 2025 | 0 m | construction of a first-floor extension over the existing single-storey rear annex of our dwelling, make minor modifications to existing dwelling and all associated site development works | |
| 2560248 | Conditional | 19 May 2025 | 423 m | construction of a two-storey extension to the side of dwelling, front porch, modifications to existing dwelling and all associated site development works | |
| 2533 | Conditional | 29 Apr 2025 | 460 m | the as constructed 2 storey extension to gable of existing dwelling house along with domestic shed to rear of existing house and any necessary site works | |
| 2560136 | Conditional | 16 Apr 2025 | 359 m | an Electric Vehicle (EV) Charging Station, a site of ca. 0.017ha. The development will consist of 4 no. EV charging stations, each serving 2 no. vehicle charging bays, a total of 8 no. charging points. The charging bays will be located in the existing car park replacing 10 no. standard parking bays with 8 no. EV charging bays. It is proposed to erect an ancillary building to house an ESB substation to service the proposed development, the charging bays will utilise existing established access & egress and includes all other associated above and below ground ancillary works |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 500527 | Granted | 19 May 2026 | 275 m | |
| 320464 | Refused | 17 Feb 2025 | 405 m | |
| 316310 | Granted with conditions | 26 Apr 2024 | 328 m | |
| 314498 | pending | 31 Aug 2022 | 282 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
- 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.