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Planning report · Tipperary County Council · 500 m around the house · the last 12 months · 12 Oct 2026, 18:10

Clonmel West Urban, The Borough District of Clonmel, County Tipperary, Munster, Éire / Ireland

52.36232, -7.71902

Homes here mostly date from the 1970s. 1 planning file on this house, the latest from 2020. Home extensions nearby almost always get approved (98%).

See on the mapWatch this area
Distance
250 m500 m1 km2 km
Time
12 months2 years5 years
Applications, appeals and commencement notices for this county. Consultations, zoning and RZLT maps: Dublin, Kildare, Meath and Wicklow only for now.
1planning file on this houselatest 202098%of home extensions approved nearbyn=140 · 1.5 km · 10 yrs51 daystypical wait for a decisionmiddle half 49–540open for comments nearbywithin 500 m

How planning works, with this area's numbers

steps can overlap · medians for home extensions within 1.5 km, 10 years
  1. 1ApplySite notice up, plans online
  2. 2Comments5 weeks, €20. Comment to keep your right to appeal
  3. 3Decision8 weeks by law. Here 51 days
  4. 4Appeal window4 weeks after the decision
  5. 5AppealAt An Coimisiún Pleanála
  6. 6PermissionLasts 5 years
  7. 7StartStart notice to the council. Here about 2 months after
  8. 8Sign-offCompletion cert, or the owner opts out
Question 1

What's the planning story of this house?

Figure 1

When it was built, and the rules since

Most homes here were built 1971–80, after planning permission began and before building regulations (1992). 1 planning file on this house, the latest from 2020.

Timeline from 1955: planning permission needed from October 1964, building regulations from June 1992, building records online from March 2014, sign-off opt-out from September 2015. Most homes here were built 1971–1980. 1 planning file on this house.1960197019801990200020102020Oct 1964permission neededJun 1992building regulationsMar 2014building records onlineSep 2015owners may opt out of sign-offThis houseAll of ArdgeehaBuilt: most homes in this small area date from 1971–1980 (census estimate)most built2020: 20191 · extension, approved2017: 1 file on Ardgeeha2020: 1 file on Ardgeeha2021: 2 files on Ardgeeha2022: 1 file on Ardgeeha5 files

Each line is a rule that applies to work done after it.

MeasuredEstimatecouncil register via NPAD · build years: CSO Census 2022, small area

  1. 2020
    20191 · extension · approved 2020 · ran out unbuilt
    approvedstartedsigned off
On this site
R2
Zoning · Existing residential
No
Protected or listed · on the council's list
Yes
Vacant land tax · 3% of land value a year
Zoning, protection, tax and flood: the detail
ZoningR2 · Existing residential
What it says

Existing Residential: Provide for residential development and protect and improve residential amenity

An established residential area. The objective is to protect existing residential amenity as well as to provide housing — which is the objective a neighbour's objection to an overbearing extension is usually argued under.

clonmel and environs local area plan 2024 2030 · 25 Mar 2024 – 12 Feb 2030

Not on this site: protected building, heritage inventory, monument zone, conservation area, EU nature site, EU bird site, natural heritage area, tree order, landslide risk, derelict list.

Vacant land taxYes 3% of the land's value a year
Flood riskNone mapped within 500 m
How we work this out
'On this site' means the record's own map outline touches the registered parcel (or a 12 m circle round the point where there is no parcel). Only the council's own list confirms a protected building; ask the council if in doubt. This land is on the council's final map for the vacant land tax. Unless it is a home someone lives in (or its garden), the owner pays 3% of the land's value a year until homes are built or the zoning changes. The OPW flood map's licence lets us show a yes/no only. Land on the vacant land tax map nearby: 58 on the draft 2027 map; 58 on the final 2026 map.
Sources: zoning, rzlt, constraints · fetched 11 Oct 2026, 23:18
SourceLicenceFetchedLink
zoningCC-BY-4.011 Oct 2026, 23:18open
rzltCC-BY-4.012 Oct 2026, 00:14open
constraintsmixed — CC-BY-4.0 except OPW flood (CC-BY-NC-ND-4.0, publishable=false)27 Sept 2026, 19:37open
How we work this out
Applications whose site outline (or map point) falls on this property. 'No sign building has started' means we found no notice to the council's building control office; small jobs don't always file one, so ask. A missing completion certificate is not proof of a problem: an owner can opt out of official sign-off for a house or extension built for themselves.
Sources: bcms, npad · fetched 12 Oct 2026, 00:09
SourceLicenceFetchedLink
bcmsCC-BY-4.012 Oct 2026, 00:09open
npadCC-BY-4.012 Oct 2026, 01:44open
Question 2

Could you extend?

Nothing on this site restricts it: not protected, not in a conservation area.

Figure 2

What happened to applications like yours

Extensions are almost always approved here: 97–100% by type. A new house in a garden is harder: 92% approved, and 1 in 2 are asked for more information.

Single-storey rear34 decided · more info asked 18%
97% · council 99%
Two-storey rear13 decided · more info asked 23%
100% · council 99%
New house in a garden or site26 decided · more info asked 58%
92% · council 96%
Approved nearbyTipperary overall

Decided applications within 1.5 km, received in the last 10 years. The kind of work is read from each description.

CalculatedOur classificationcouncil register via NPAD · 73 nearby, 2,241 council-wide

Figure 3

Ardgeeha, file by file since 2017

1 of 1 decided extensions on the road were approved.

5 planning files on Ardgeeha since 2017, by kind and decision.2017201820192020202120222023202420252026Extensions, atticsNo number · 2020 · attic conversion / dormer · approved · 201485Porches, roofs, otherNo number · 2017 · other work · approved · 17601007No number · 2021 · other work · approved · 21176No number · 2021 · other work · approved · 21425No number · 2022 · other work · approved · 22523New house in a side garden
ApprovedRefusedWithdrawn or invalid

5 files with "Ardgeeha" in the address within 600 m, other roads of the same name left out. Hover a dot for the house number and reference.

MeasuredOur classificationcouncil register via NPAD · 2017–2026

Extensions and refusals right beside you 0 within 250 m · 0 refused within 100 m

Extensions and refusals near you 0 extensions within 250 m · the last 12 months

No home extensions within 250 m in the last 12 months.

Refused within 100 m 0 in the last 12 months

Nothing refused this close in the last 12 months.

    How we work this out
    Home extensions are read from the application's description (extension, attic or dormer, porch, garage conversion, garden room), so a few may be missed or mislabelled. The kind is the first that fits: a dormer with a rear extension counts as a dormer. Refusal reasons come from An Coimisiún Pleanála's inspector reports, so they exist only where the refusal was appealed (Dún Laoghaire-Rathdown so far). The council's own reasons are on its planning file.
    Sources: npad, acp · fetched 12 Oct 2026, 01:44
    SourceLicenceFetchedLink
    npadCC-BY-4.012 Oct 2026, 01:44open
    acpCC-BY-4.09 Oct 2026, 23:03open
    Sources: acp, bcms, npad · fetched 9 Oct 2026, 23:03
    SourceLicenceFetchedLink
    acpCC-BY-4.09 Oct 2026, 23:03open
    bcmsCC-BY-4.012 Oct 2026, 00:09open
    npadCC-BY-4.012 Oct 2026, 01:44open
    Question 3

    How long, and what if someone objects?

    Figure 4

    A home extension's journey here

    A decision takes 51 days. 1 in 5 is asked for more information, which adds about 58 days. Building starts about 2 months after permission.

    Comments open: 5 weeks · €20; Council decision: 51 days; If more info asked (1 in 5): 122 days; Appeal window: 4 weeks; Building starts: 74 days after permission0 mo3 mo6 mo9 mo12 moComments openComments close 5 weeks after the application is lodged5 weeks · €20Council decisionDecision: median 51 days, middle half 49–54 (n=113)51 daysIf more info asked (1 in 5)With further information: median 122 days (n=27)122 daysAppeal windowAnyone who commented can appeal within 4 weeks of the decision4 weeksBuilding startsStart notice: median 74 days after permission (n=36)74 days after permissionSigned off322 days after the start, for the few who file. 30% of owners opt out of sign-off

    Bars are medians; whiskers show the middle half. Medians of separate steps don't add up exactly.

    Calculated140 decided home extensions, 37 start notices · within 1.5 km, 10 years · NPAD, BCMS, An Coimisiún Pleanála

    Figure 5

    What appeals changed

    4 of 9 appealed refusals became permissions. 3 of 11 appealed approvals were reversed.

    Refusals appealed9 decided
    4 became permissions
    Approvals appealed11 decided
    3 reversed
    Ended approvedEnded refusedWithdrawn, invalid or other

    Every appeal decided within 1.5 km in 10 years, any kind of development.

    CalculatedAn Coimisiún Pleanála cases linked to the council file

    Question 4

    What's changing around you?

    Street map around Clonmel West Urban, The Borough District of Clonmel, County Tipperary, Munster, Éire / Ireland with 7 numbered planning items
    ⌖ the houseEmpty land zoned for homesApproved
    1. 10.5 ha zoned for homesEmpty land zoned for homes · 31 m
    2. 213.1 ha zoned for homesEmpty land zoned for homes · 89 m
    3. 30.6 ha zoned for homesEmpty land zoned for homes · 122 m
    4. 40.5 ha zoned for homesEmpty land zoned for homes · 189 m
    5. 50.2 ha zoned for homesEmpty land zoned for homes · 197 m
    6. 60.5 ha zoned for homesEmpty land zoned for homes · 201 m
    7. 76 Glenconnor, Clonmel 2561211Approved with conditions · 317 m
    Figure 6

    What happens to applications within 500 m

    Permission isn't building. Of 30 permissions since 2016, 8 show a start notice and 2 have a completion certificate.

    30 applications lodged within 500 m. Council: 30 approved, 0 refused. After appeals: 30 approved. Of those: 2 signed off, 2 built with the owner's opt-out, 4 started, 11 with no start notice found, 11 ran out.LODGEDCOUNCIL DECISIONAFTER APPEALSWHAT HAPPENED NEXT30: lodged → approved30: approved → approved11: approved → no start notice found2: approved → built, owner opted out4: approved → started, not signed off2: approved → signed off11: approved → ran out30 lodged30 lodged30 approved30 approved30 approved30 approved11 no start notice found11 no start notice found2 built, owner opted out2 built, owner opted out4 started, not signed off4 started, not signed off2 signed off2 signed off11 ran out11 ran out

    Purple bands are refusals turned into permissions on appeal. "No start notice found" includes small jobs that never needed one and notices we couldn't match.

    Measured30 applications in 10 years · NPAD, An Coimisiún Pleanála, BCMS start notices and completion certificates

    Figure 7

    The next 30 days

    Nothing closes within 500 m in the next 30 days.

      Measuredcouncil registers and An Coimisiún Pleanála · deadlines worked out from the dates on file

      Sites that could change 10 within 500 m

      Empty land zoned for homes 10

      • 10.5 ha zoned for homes · no homes built on it yet · 31 m
      • 213.1 ha zoned for homes · no homes built on it yet · 89 m
      • 30.6 ha zoned for homes · no homes built on it yet · 122 m
      • 40.5 ha zoned for homes · no homes built on it yet · 189 m
      • 50.2 ha zoned for homes · no homes built on it yet · 197 m
      • 60.5 ha zoned for homes · no homes built on it yet · 201 m
      • 0.1 ha zoned for homes · no homes built on it yet · 212 m
      • 0.5 ha zoned for homes · no homes built on it yet · 223 m
      • 0.6 ha zoned for homes · no homes built on it yet · 239 m
      • 2.7 ha zoned for homes · no homes built on it yet · 0 m

      Not covered here: council land to be sold, empty land zoned for homes (Dublin only).

      Sources: acp, bcms, derelict, npad · fetched 9 Oct 2026, 23:03
      SourceLicenceFetchedLink
      acpCC-BY-4.09 Oct 2026, 23:03open
      bcmsCC-BY-4.012 Oct 2026, 00:09open
      derelictCC-BY-4.05 Oct 2026, 09:35open
      npadCC-BY-4.012 Oct 2026, 01:44open
      Figure 8

      Applications within 500 m, by year

      Between 1 and 6 a year; busiest 2021. 100% of decisions were approvals.

      2017: 4, 2018: 4, 2019: 4, 2020: 2, 2021: 6, 2022: 2, 2023: 4, 2024: 1, 2025: 305102017: 4 approved4’17*2018: 4 approved4’182019: 4 approved4’192020: 2 approved2’202021: 6 approved6’212022: 2 approved2’222023: 4 approved4’232024: 1 approved1’242025: 3 approved3’25
      ApprovedRefusedWithdrawn or invalidUndecided

      2017 and 2026 are part years (*). Exemption requests and time extensions are left out.

      Measuredcouncil register via NPAD

      Every application within 500 m 1 in the last 12 months

      See every application on the map

      How we work this out
      Descriptions are shortened by the national planning database (to 80 characters in Dún Laoghaire-Rathdown, 70 in Fingal), and it does not publish applicants' names.
      Sources: npad, acp, bcms · fetched 12 Oct 2026, 01:44
      SourceLicenceFetchedLink
      npadCC-BY-4.012 Oct 2026, 01:44open
      acpCC-BY-4.09 Oct 2026, 23:03open
      bcmsCC-BY-4.012 Oct 2026, 00:09open
      0
      Named places nearby: estate, schemes, crèches, schools

      Named places estate, developments, inspections

      Crèches and schools inspected

      NameLatest inspectionDistance
      Longfield Academy · Crèche24 Apr 2025 · report · Tusla Early Years Inspectorateapprox. 298 m
      Clever Clogs Community Childcare · Crèche25 Mar 2025 · report · Tusla Early Years Inspectorate506 m
      Wonder Years Playschool · Crèche5 Dec 2025 · report · Tusla Early Years Inspectorate803 m
      How we work this out
      Organisations only: a person named on an application is never listed. Inspection dates and links are the publisher's; read their report for the findings.
      Sources: schools, tusla_ey · fetched 27 Sept 2026, 23:32
      SourceLicenceFetchedLink
      schoolsCC-BY-4.027 Sept 2026, 23:32open
      tusla_eypublic (Tusla statutory register; acknowledgement required, no open licence stated)5 Oct 2026, 23:33open
      How busy is this area Busier than most of Tipperary County Council.
      Homes approved
      Here145
      Council middle0
      Homes started
      Here182
      Council middle1
      How we work this out
      Homes approved counts schemes of 10 or more homes (one-off houses are not included). Homes started counts every home in a notice that building work was starting. The council figure is the middle value across the council's built-up squares of the same area (3.1 km², about a 1 km circle), so half of them saw more and half fewer.
      Sources: acp, bcms, npad · fetched 9 Oct 2026, 23:03
      SourceLicenceFetchedLink
      acpCC-BY-4.09 Oct 2026, 23:03open
      bcmsCC-BY-4.012 Oct 2026, 00:09open
      npadCC-BY-4.012 Oct 2026, 01:44open
      Question 5

      What's the area like?

      Figure 9

      This street block against the council

      8% of homes built before 1971 (council 33%). 92% owner-occupied (council 69%).

      Homes built before 1971
      8% · council 33%
      Homes built since 2001
      0% · council 29%
      Owner-occupied
      92% · council 69%
      Rented
      8% · council 24%
      Children under 15
      14% · council 20%
      Aged 65 and over
      32% · council 18%
      Households with 2+ cars
      45% · council 46%
      Work mainly from home
      3% · council 10%
      This small area (200 people)Tipperary

      MeasuredCSO Census 2022, Small Area Population Statistics (CC BY 4.0) · small area 217056019

      Road noise
      55–59 dB
      day–night average (EPA 2022)
      Bus
      245 m
      Honeyview Estate · CL9 · busiest stop within 500 m: 1 an hour at peak
      Nearest school
      272 m
      St Oliver Plunketts Ns, 334 pupils
      Schools, stops and the council

      Schools

      • St Oliver Plunketts Ns · primary · 334 pupils · 272 m
      • St Marys Parochial School · primary · 52 pupils · 981 m

      Stops 16

      • Honeyview Estate · CL9 · 245 m
      • Honeyview Estate · CL9 · 267 m
      • Mountain View · CL2 · 1/hour at peak · 360 m
      • Mountain View · CL2 · 1/hour at peak · 401 m
      • Bianconi Drive · CL2, CL9 · 1/hour at peak · 588 m
      • Bianconi Drive · CL2, CL9 · 1/hour at peak · 611 m
      • Glenconnor Rd · CL1, CL9 · 2/hour at peak · 661 m
      • Cashel Court · CL2, CL9 · 1/hour at peak · 686 m

      Schools growing or shrinking planning in 3 years · pupils last year

      • St Oliver Plunketts Ns · 272 m+7.4% pupils (334)
      • St Marys Parochial School · 980 m+100% pupils (52)
      Sources: gtfs, schools, npad, consult, moderngov, lda_lands, cso_saps_2022, National Transport Authority, Fingal County Council and Dún Laoghaire-Rathdown County Council development plan layers (CC BY 4.0), dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0), EPA strategic noise maps, Fingal County Council · fetched 11 Oct 2026, 23:43
      SourceLicenceFetchedLink
      gtfsCC-BY-4.011 Oct 2026, 23:43open
      schoolsCC-BY-4.027 Sept 2026, 23:32open
      npadCC-BY-4.012 Oct 2026, 01:44open
      consultpublic12 Oct 2026, 01:26open
      moderngovpublic12 Oct 2026, 01:27open
      lda_landsCC-BY-4.011 Sept 2026, 16:43open
      cso_saps_2022CC BY 4.0—open
      National Transport AuthorityCC BY 4.0——
      Fingal County Council and Dún Laoghaire-Rathdown County Council development plan layers (CC BY 4.0)CC BY 4.0——
      dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0)CC BY 4.0——
      EPA strategic noise mapsCC BY 4.0——
      Fingal County CouncilCC BY 4.0——
      Question 6

      What to ask, and who

      1. Extension (20191) ran out unbuilt in 2025: built anyway?
        Ask for: If built: proof it started in time, and an opinion of compliance.
        Seller · solicitor
      2. On the vacant land tax map: is the 3% tax being paid?
        Ask for: Your solicitor's check of liability or exemption.
        Solicitor
      3. Any work done without planning permission?
        Ask for: An opinion of compliance for the whole house.
        Seller · solicitor
      Reference

      Where this is, the terms, the sources

      Townland
      Ardgeeha
      Electoral division
      Clonmel West Urban
      Electoral area
      Clonmel
      Council
      Tipperary County Council
      Everything we found, as a list 8 lines
      • 1 application on this site; latest 20191, approved 2020, ran out unbuilt.
      • Zoned R2 (existing residential); not protected; on the vacant land tax map.
      • 10 sites nearby could change: 10 empty zoned plots.
      • Mountain View (bus CL2) 360 m away: 1 an hour at morning peak.
      • Noise from road traffic mapped at 55–59 dB (day-evening-night average, EPA 2022).
      • Here (2022 census): 92% owner-occupied (council 69%); 1% of homes empty (council 10%); most built 1971–1980; 72% drive to work (council 66%); population up 4% since 2016.
      • Around here the council decides in a median 55 days (about 8 weeks); 40% are asked for more information.
      • Homes started within 1 km: 2 in the last year, 70 three years before.
      What the terms mean 4 terms
      • Vacant land tax (Residential Zoned Land Tax (RZLT)): A yearly tax of 3% of the land's value on land that is zoned for homes and serviced but left unbuilt.
      • Approved (Grant of permission): The council said yes, usually with conditions.
      • Approval ran out without being built (Permission lapsed / expired): Most permissions last five years.
      • What the land is zoned for (Zoning objective): The council's development plan sets what each area is for: homes, shops, open space and so on.
      Sources and licences 24
      SourcePublisherLicenceFetched
      EPA strategic noise maps—CC BY 4.0—
      Fingal County Council—CC BY 4.0—
      Fingal County Council and Dún Laoghaire-Rathdown County Council development plan layers (CC BY 4.0)—CC BY 4.0—
      National Transport Authority—CC BY 4.0—
      services-eu1.arcgis.comAn Coimisiún PleanálaCC-BY-4.09 Oct 2026
      data.nbco.gov.ieNational Building Control Office (BCMS)CC-BY-4.011 Oct 2026
      data.gov.ieVarious (see each layer)mixed — CC-BY-4.0 except OPW flood (CC…27 Sept 2026
      dlrcoco.citizenspace.com | https:Local authorities (consultation portals)public12 Oct 2026
      www2.courts.ie—all-rights-reserved12 Oct 2026
      cso.ie—CC BY 4.0—
      dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0)—CC BY 4.0—
      services-eu1.arcgis.comLocal authorities (derelict sites registers)CC-BY-4.05 Oct 2026
      transportforireland.ieNational Transport AuthorityCC-BY-4.011 Oct 2026
      lda.ieLand Development AgencyCC-BY-4.011 Sept 2026
      meetings.fingal.ieLocal authorities (council meetings)public12 Oct 2026
      services.arcgis.comDepartment of Housing (National Planning Application Database)CC-BY-4.012 Oct 2026
      services-eu1.arcgis.comTailte ÉireannCC-BY-4.011 Sept 2026
      services-eu1.arcgis.comCSO, Tailte Éireann, OpenStreetMap contributorsCC-BY-4.04 Oct 2026
      propertypriceregister.ieProperty Services Regulatory Authority (PPR)PSI — PSRA re-use terms (psr.ie/re-use…12 Oct 2026
      services.arcgis.comLocal authorities (RZLT maps)CC-BY-4.011 Oct 2026
      gov.ieDepartment of EducationCC-BY-4.027 Sept 2026
      gov.ieDepartment of HousingCC-BY-SA-4.09 Oct 2026
      tusla.ieTusla (Early Years Inspectorate)public (Tusla statutory register; ackn…5 Oct 2026
      services.arcgis.comLocal authorities via the Department of Housing (GZT / MyPlan)CC-BY-4.011 Oct 2026
      Measured
      counted from a public register
      Calculated
      a rate or median we worked out from those counts
      Our classification
      we sorted it by reading each description
      Estimate
      inferred from another source (census, map data)
      Rule summary
      the law, simplified: check before relying on it
      How we work this out
      Generated 12 Oct 2026, 18:10 from the Planning Register store; nothing was fetched live. Not a legal search: the council's planning file is the record. Deadlines come from published dates under the Planning and Development Act 2000: confirm with the council before relying on them. Street map © OpenStreetMap contributors; building outlines © Overture Maps Foundation. The text version carries every figure with its source, for an AI assistant.