Observation pack · Tipperary County Council
No.30 The Willows , Clongour , Thurles Co. Tipperary
Unauthorised development consisting of change of use of attached garage to living accommodation, provision of en-suite to first floor together with all associated works
Observations close 15 Dec 2026 33 days left
5 weeks from receipt (received 10 Nov 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 13 Jan 2027
The application
- Reference
- 2661097 · full record
- Authority
- Tipperary County Council
- Type
- RETENTION
- Status
- PRE_VALIDATION
- Site area
- 540 m²
- Received
- 10 Nov 2026
- Decision due
- 13 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/2661097/0.
- Write your observation.Quote
2661097at 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 15 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: Provide for residential development and protect and improve residential amenity | thurles 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 |
|---|---|---|---|---|---|
| 2660699 | Conditional | 8 Sept 2026 | 213 m | the addition of a 6.5 metre totem sign with yellow acrylic internally illuminated "Golden Arch", located on the western side of the site, and all associated works necessary to facilitate the development. The McDonald’s drive-thru restaurant is permitted on site under planning permission reg. ref. 2460829/ACP ref. 322465-25 and is now under construction | |
| 2560813 | Conditional | 21 May 2026 | 377 m | (1) a new sports pavilion building with rooftop viewing terrace, (2) new all weather pitch with associated fencing and floodlighting, (3) realignment of existing perimeter path and (4) paths and access road, bicycle shelter together with all associated services and site development works. The works are in the curtilage of a Protected Structure | |
| 2561210 | Conditional | 26 Jan 2026 | 387 m | change of use of existing hair salon to be integrated into existing shoe shop retail outlet and associated site works | |
| 2560847 | Conditional | 10 Dec 2025 | 1 | 48 m | a two-storey dwelling house on zoned residential backlands to Slievenamon Road, Clongower (townland), access via existing access lane to/from ‘The Willows’ residential estate, Slievenamon Road, Thurles, Co. Tipperary comprising: (a) upgrade to existing access road (bitmac finish road, concrete footpaths, lighting), (b) site services, (c) boundary treatment and landscaping, (d) waste water pumping station (macerator, duty and standby pumps) with 63mm outside diameter MDPE rising main discharging to existing Uisce Éireann foul manhole in ‘The Willows’ road network adjacent to the site, (e) landscaping and all other associated ancillary works |
| 2560917 | Conditional | 6 Nov 2025 | 431 m | the extension of existing sand arena together with all associated site works | |
| 2460906 | Conditional | 17 Apr 2025 | 4 | 352 m | 4 no sites for 4 single storey houses, 4 domestic garages, 4 number treatment tanks percolation areas and entrances |
| 2460829 | Conditional | 9 Apr 2025 | 213 m | the development of a single storey drive-thru restaurant including the ancillary sale of hot food for consumption off the premises with an associated corral area, elevational signage, modifications to existing vehicular access off the Thurles Relief Road, car parking including accessible parking spaces, grill bays, EV charging spaces, bicycle parking, a height restrictor, customer order points with associated canopies, totem signage, free-standing signage, banner frames and digital menu boards, ESB substation and kiosk, landscaping including outdoor furniture/seating area with parasols, boundary treatments, lighting, and all associated site and engineering works necessary to facilitate the development. A Natura Impact Statement (NIS) has been prepared and is submitted to the planning authority with the application | |
| 2460870 | Conditional | 27 Nov 2024 | 317 m | a rear extension to existing dwelling, internal alterations along with all associated site works |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 322465 | Granted with conditions | 26 Aug 2025 | 213 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
- 10 Nov 2026 New application · observations close 15 Dec 2026
- 10 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.