Observation pack · Waterford City and County Council
Leaca , Adamstown Kilmeaden , Co. Waterford
Amendments to the plans, sections and elevations of the apartment block permitted under Reg. Ref. 20/400 and An Bord Pleanála Ref. ABP 310803 21, construction of which has commenced and is presently at first floor level. The amendments comprise reconfiguration of the stair core, circulation and internal apartment layouts, together with associated alterations to the elevations, roof and balconies, with no increase in the permitted ridge height. Retention permission is sought for the ground floor of the apartment block as constructed, which differs from the permitted ground floor layout. Permission is sought for the remaining works, which have not yet been constructed. The completed development will comprise 6 no. two bedroom apartments within a two-storey apartment block, together with all associated site development works.
Observations close 30 Oct 2026 9 days left
5 weeks from receipt (received 25 Sept 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 19 Nov 2026
The application
- Reference
- 2660739 · full record
- Authority
- Waterford City and County Council
- Type
- RETENTION
- Status
- NEW APPLICATION
- Applicant
- not published by the national dataset — see the council register
- Units
- 0
- Floor area
- —
- Site area
- 1.30 ha
- Received
- 25 Sept 2026
- We first saw it
- 14 Oct 2026, 01:45
- Decision due
- 19 Nov 2026
- Decision
- N/a
The national dataset truncates descriptions (80 characters for DLR, 70 for Fingal) and omits the applicant. The full description and the drawings are on the council register linked in step 1.
How to submit an observation
- Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/WaterfordCCC/AppFileRefDetails/2660739/0.
- Write your observation.Quote
2660739at 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. Waterford City and County Council takes it online with the submission or at the counter.
- Submit before 30 Oct 2026.Online through the register above, or in writing to the Planning Department, Waterford City and 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 |
|---|---|---|---|
| M4 Major town centre | RV: Protect and promote the character of the Rural Village and promote a vibrant community appropriate to available physical and community infrastructure. | wccc development plan 2022 2028 | 19 Jul 2022 → 18 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: Waterford City and County Council development plan zoning · fetched 27 Sept 2026, 19:37
| Source | Licence | Fetched | Link |
|---|---|---|---|
| Waterford City and County Council development plan zoning | — | 27 Sept 2026, 19:37 | open |
Designations on or near the site
Nothing designated within 100 m of the site.
Nearby precedents within 500 m, last 5 years
Decisions
| Reference | Decision | Decided | Units | Distance | Description |
|---|---|---|---|---|---|
| 2560625 | Refused | 15 Oct 2026 | 0 | 35 m | the proposed development comprises the development of the former cheese factory site and adjoining lands to provide for a mixed use village centre, technology park, and renewable energy development on a total site area of 108.79 hectares. The proposed development will consist of the following: The demolition of 2 no. existing single storey outbuildings and 1 no. AGI building (126 sq.m. GFA in total) in the northern portion of the site, along with all site clearance and enabling works required to facilitate the proposed development. In the northern portion of the site the construction of a new village centre comprising the following: • A two-storey mixed-use building (fronting onto the R680) comprising a gym, café, health centre, pharmacy, and office space, with a total GFA of c. 1,856 sq.m. (c. 10.3m in height). • A two-storey community centre (with a GFA of c. 847 sq.m. and c. 11m in height). • 2 no. three-storey apartment buildings (Apartment Blocks A and B) comprising 48 no. units in total, including 6 no. 1 bedroom apartments and 42 no. 2 bedroom apartments. The apartment buildings have a combined gross floor area (GFA) of c. 5,374 sq.m. and the buildings are c. 14.3m in height. Each of the apartment buildings include private open space in the form of patios and balconies, along with bin stores, communal open space, and access arrangements. • A two-storey supermarket (including off-licence) comprising a GFA of c. 1,605 sq.m. (c. 1,514 sq. m at ground floor level and c. 91 sq. m . at first floor level) with a height of c. 8.2m . A bring bank will be provided to the south of the supermarket. • A two-storey childcare facility building with a GFA of c. 1,345 sq.m. (c. 10m in height), along with adjacent outdoor play area. • A Multi-Use Games Area (MUGA), located adjacent to Apartment Block A and the childcare facility. • A two-storey commercial / office building comprising 4 no. commercial units, (with a GFA of c. 614 sq.m. and c. 10.1m in height). • 2 no. two storey warehouse buildings (each with a GFA of c. 562 sq. m. including ancillary office space and staff welfare facilities, with an overall height of c. 10m). • A District Heating Plant Room (with a GFA of c. 14 sq. m. and c. 3.8m in height) to provide district heating from the technology park to the village center, bin stores, lighting, access arrangements, and the provision of areas of public realm and open recreational spaces including a new village square. In the central po |
| 2660070 | Conditional | 7 Oct 2026 | 0 | 322 m | the demolition of the existing single storey dwelling house & the construction of a new two storey dwelling house, together with the increased height of the existing perimeter boundary walls, all connected to the existing associated drainage together with all ancillary and associated site works |
| 2660502 | Conditional | 1 Sept 2026 | 1 | 0 m | for Retention Permission and Permission for Development in relation to four partially constructed two storey semi detached houses, identified as Nos. 18, 19, 20 and 21 Leaca, Adamstown, Kilmeaden, Co. Waterford, with Eircodes X91 AW8E, X91 X4PV, X91 CYR0 and X91 NXE0 respectively. The application relates to an area of 865 sq m within an overall development site of 1.24 hectares. The overall site is currently under construction, with the remaining 25 no. permitted units, comprising houses and an apartment block, at various stages of completion. The development for which Retention Permission and Permission for Development is sought consists of the retention of House Nos. 18, 19, 20 and 21 as constructed at ground floor level, and the retention of all construction up to a reduced eaves level. Permission is also sought for the demolition of the first floor level of each dwelling, the construction of a single storey annex to the rear of each dwelling, and all associated amendments to the approved floor plans, internal layouts, servicing above and below ground, elevations, and finished heights relative to Ordnance Datum, to facilitate the conversion of the four two storey dwellings as constructed into four single storey two bedroom bungalows. Permission for Development is also sought for revised boundary treatments, hard and soft landscaping, drainage, service connections and all associated site development works within the curtilage of House Nos. 18, 19, 20 and 21. The development relates to the development previously permitted under An Bord Pleanala Reference ABP 310803 21, Waterford County Council Register Reference 20/400, for the overall site. No. 12 Leaca was permitted separately under Waterford County Council Register Reference 2560094. |
| 2660432 | Refused | 30 Jul 2026 | 0 | 0 m | Cosmo Developments Kilmeaden Limited intends to apply for Permission for development and for Retention Permission for Development, respectively, in relation to four partially constructed two-storey semi-detached houses, identified as Nos. 18 (Eircode X91 AW8E) and 19 (Eircode X91 X4PV), and Nos. 20 (Eircode X91 CYR0) and 21 (Eircode X91 NXE0), Leaca, Adamstown, Kilmeaden, Co. Waterford. The Application focuses on an area of 865sq.m on an overall Development site of 1.24 hectares. The overall site is currently under construction, with the residual 25 No. permitted units (houses and an apartment block, respectively) at various stages of completion. The development for which Retention Permission for Development is sought consists of all amendments to the approved floor plans, internal layouts, servicing above and below ground, and elevations and heights relative to Ordnance Datum of House Nos. 18, 19, 20 and 21, respectively, as constructed relative to the development previously permitted under An Bord Pleanála Reference ABP-310803-21 (Waterford County Council Register Reference 20/400) for the total site. (No. 12 Leaca was permitted separately under WCC Reg. Ref. 2560094.) The development for which Permission for Development is sought will consist of revised boundary treatments, hard and soft landscaping, drainage, service connections and all associated site development works within the curtilage of Houses Nos. 18, 19, 20 and 21. |
| 2660031 | Conditional | 27 Jul 2026 | 0 | 0 m | the following works to existing dwelling house and garage consisting of the following: the construction of a new part first floor extension with increased ridge height together with minor internal alterations to the existing ground floor of the existing dwelling house and the construction of a new first floor extension with increased ridge height to the existing garage all located to the north side of the existing site, all connected to the existing on-site treatment plant and percolation area together with all ancillary and associated site works |
| 2660235 | Conditional | 21 Jul 2026 | 0 | 349 m | (1) various changes to window and door opes on all elevations of the as constructed house, (2) the as constructed garage, (3) minor changes to the roofline to the front, northeastern side and rear of the house and (4) the as constructed site boundaries. This is a change from that originally granted planning permission under P.D. 16/752 |
| 2460590 | Conditional | 28 Jul 2025 | 0 | 157 m | for the following (i) Demolition of 3 No. existing single storey commercial garage units (644sqm) currently addressing the R680 (ii) reconfiguration of Tirlán CountryLife’s front boundary including the provision of a new site entrance onto the R680 to provide access into the existing retail premises and associated yard (iii) reconfiguration of existing carparking area to provide 48 No. car parking spaces (iv) provision of 4 No. additional garden centre polytunnels (505 SqM) adjacent to the existing polytunnel location (v) extension of the existing agri retail store to enclose the existing external & covered retail area (45 SqM), provision of a new entrance lobby (9 SqM) along with all associated elevational alterations (vi) provision of a new single storey staff area (74 SqM) with connection to the existing agri retail area within the existing footprint of the agristore unit to rear, and all other associated site & development works |
| 2460641 | Conditional | 18 Jun 2025 | 0 | 403 m | for the as-constructed altered ground embankment levels permitted under planning reg. no. 22/507 and PERMISSION is sought for the erection of new boundary screen wall abutting existing rear boundary, all at rear of sites 1-12 |
Appeals
| ACP case | Type | Outcome | Decided | Distance |
|---|---|---|---|---|
| 310803 | — | Granted with conditions | 25 Apr 2022 | 0 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
- 25 Sept 2026 New application · observations close 30 Oct 2026
- 25 Sept 2026 Decision
Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 14 Oct 2026, 01:45. Not legal advice — confirm the deadline with Waterford City and County Council before relying on it.