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Planning report · Tipperary County Council · 500 m around the house · the last 12 months · 25 Oct 2026, 16:58

Willow Heights

52.36775, -7.69716

Homes here mostly date from the 1980s. 1 planning file on this house, the latest from 2023. Home extensions nearby almost always get approved (97%).

See on the mapWatch this area
Distance
250 m500 m1 km2 km
Time
12 months2 years5 years

Not held yet for Tipperary County Council: council consultations.

1planning file on this houselatest 202397%of home extensions approved nearbyn=72 · 1.5 km · 10 yrs53 daystypical wait for a decisionmiddle half 50–540open 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 53 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 7 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 1981–90, after planning permission began and before building regulations (1992). 1 planning file on this house, the latest from 2023.

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 1981–1990. 1 planning file on this house.1960197019801990200020102020Oct 1964permission neededJun 1992building regulationsMar 2014building records onlineSep 2015owners may opt out of sign-offThis houseBuilt: most homes in this small area date from 1981–1990 (census estimate)most built2023: 2360214 · extension, approved

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

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

  1. 2023
    2360214 · extension · approved 2023 · not started, runs out 2028
    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: 64 on the draft 2027 map; 64 on the final 2026 map.
Sources: Development plan zoning (councils), Residential Zoned Land Tax maps, Constraint layers (bundle) · fetched 19 Oct 2026, 00:29
SourceLicenceFetchedLink
Development plan zoning (councils)CC BY 4.018 Oct 2026, 23:24open
Residential Zoned Land Tax mapsCC BY 4.019 Oct 2026, 00:29open
Constraint layers (bundle)CC BY 4.0, CC BY-NC-ND 4.027 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: Building Control Management System (commencement notices), National Planning Application Database · fetched 25 Oct 2026, 01:46
SourceLicenceFetchedLink
Building Control Management System (commencement notices)CC BY 4.025 Oct 2026, 01:46open
National Planning Application DatabaseCC BY 4.025 Oct 2026, 01:30open
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: 95% by type.

Single-storey rear19 decided · more info asked 42%
95% · council 100%
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 · 19 nearby, 210 council-wide

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: National Planning Application Database, An Coimisiún Pleanála cases (ArcGIS feed) · fetched 25 Oct 2026, 01:30
    SourceLicenceFetchedLink
    National Planning Application DatabaseCC BY 4.025 Oct 2026, 01:30open
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.023 Oct 2026, 23:08open
    Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), National Planning Application Database · fetched 25 Oct 2026, 01:46
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.023 Oct 2026, 23:08open
    Building Control Management System (commencement notices)CC BY 4.025 Oct 2026, 01:46open
    National Planning Application DatabaseCC BY 4.025 Oct 2026, 01:30open
    Question 3

    How long, and what if someone objects?

    Figure 3

    A home extension's journey here

    A decision takes 53 days. 1 in 3 is asked for more information, which adds about 77 days. Building starts about 7 months after permission.

    Comments open: 5 weeks · €20; Council decision: 53 days; If more info asked (1 in 3): 127 days; Appeal window: 4 weeks; Building starts: 203 days after permission0 mo3 mo6 mo9 mo12 mo15 mo18 mo21 moComments openComments close 5 weeks after the application is lodged5 weeks · €20Council decisionDecision: median 53 days, middle half 50–54 (n=49)53 daysIf more info asked (1 in 3)With further information: median 127 days (n=23)127 daysAppeal windowAnyone who commented can appeal within 4 weeks of the decision4 weeksBuilding startsStart notice: median 203 days after permission (n=16)203 days after permissionSigned off31% of owners opt out of sign-off

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

    Calculated72 decided home extensions, 16 start notices · within 1.5 km, 10 years · NPAD, BCMS, An Coimisiún Pleanála

    Figure 4

    What appeals changed

    3 of 4 appealed refusals became permissions. 1 of 5 appealed approvals were reversed.

    Refusals appealed4 decided
    3 became permissions
    Approvals appealed5 decided
    1 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 Willow Heights with 8 numbered planning items
    ⌖ the houseLarge schemeEmpty land zoned for homes
    1. 1Lands at Crann Ard and Glencarra Estates, Fethard Road Clonmel 2660728No decision yet · 411 m
    2. 2Crann Ard and Glencarra Estates, Ardgeeha Upper Clonmel 2561350Approved with conditions · 497 m
    3. 30.6 ha zoned for homesEmpty land zoned for homes · 21 m
    4. 44.4 ha zoned for homesEmpty land zoned for homes · 55 m
    5. 51.2 ha zoned for homesEmpty land zoned for homes · 56 m
    6. 60.2 ha zoned for homesEmpty land zoned for homes · 83 m
    7. 70.4 ha zoned for homesEmpty land zoned for homes · 104 m
    8. 80.6 ha zoned for homesEmpty land zoned for homes · 129 m
    Figure 5

    What happens to applications within 500 m

    Permission isn't building. Of 12 permissions since 2016, 3 show a start notice and 1 has a completion certificate. Most owners opt out of sign-off.

    13 applications lodged within 500 m. Council: 12 approved, 1 refused. After appeals: 12 approved. Of those: 1 signed off, 2 built with the owner's opt-out, 0 started, 7 with no start notice found, 2 ran out.LODGEDCOUNCIL DECISIONAFTER APPEALSWHAT HAPPENED NEXT12: lodged → approved1: lodged → refused12: approved → approved1: refused → refused7: approved → no start notice found2: approved → built, owner opted out1: approved → signed off2: approved → ran out13 lodged13 lodged12 approved12 approved1 refused1 refused12 approved12 approved1 refused1 refused7 no start notice found7 no start notice found2 built, owner opted out2 built, owner opted out1 signed off1 signed off2 ran out2 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.

    Measured13 applications in 10 years · NPAD, An Coimisiún Pleanála, BCMS start notices and completion certificates

    Figure 6

    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

      • 30.6 ha zoned for homes · no homes built on it yet · 21 m
      • 44.4 ha zoned for homes · no homes built on it yet · 55 m
      • 51.2 ha zoned for homes · no homes built on it yet · 56 m
      • 60.2 ha zoned for homes · no homes built on it yet · 83 m
      • 70.4 ha zoned for homes · no homes built on it yet · 104 m
      • 80.6 ha zoned for homes · no homes built on it yet · 129 m
      • 0.8 ha zoned for homes · no homes built on it yet · 135 m
      • 0.4 ha zoned for homes · no homes built on it yet · 144 m
      • 0.7 ha zoned for homes · no homes built on it yet · 202 m
      • 0.8 ha zoned for homes · no homes built on it yet · 0 m

      Not covered here: council land to be sold (Dublin only).

      Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), Derelict sites registers, National Planning Application Database, Residential Zoned Land Tax maps · fetched 25 Oct 2026, 01:46
      SourceLicenceFetchedLink
      An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.023 Oct 2026, 23:08open
      Building Control Management System (commencement notices)CC BY 4.025 Oct 2026, 01:46open
      Derelict sites registersCC BY 4.019 Oct 2026, 23:17open
      National Planning Application DatabaseCC BY 4.025 Oct 2026, 01:30open
      Residential Zoned Land Tax mapsCC BY 4.019 Oct 2026, 00:29open
      Figure 7

      Applications within 500 m, by year

      Between 1 and 3 a year; busiest 2023. 92% of decisions were approvals.

      2021: 6, 2023: 3, 2024: 1, 2025: 305102021: 6 approved6’21*2023: 2 approved2023: 1 refused3’232024: 1 approved1’242025: 3 approved3’25
      ApprovedRefusedWithdrawn or invalidUndecided

      2021 and 2026 are part years (*). Exemption requests and time extensions are left out.

      Measuredcouncil register via NPAD

      Every application within 500 m 2 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: National Planning Application Database, An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices) · fetched 25 Oct 2026, 01:46
      SourceLicenceFetchedLink
      National Planning Application DatabaseCC BY 4.025 Oct 2026, 01:30open
      An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.023 Oct 2026, 23:08open
      Building Control Management System (commencement notices)CC BY 4.025 Oct 2026, 01:46open
      Building work nearby 1 in the last 12 months
      1 no sign-off needed
      • Fethard Road, Clonmel, Tipperary · 28 May 2026 · 1 homes · start notice, opted out no sign-off needed · 23204 · 362 m
      How we work this out
      Each row is a notice the builder sent to the council's building control office before work started. One notice can cover many homes. 'Signed off as finished' means a completion certificate is on file; work done under an opt-out or a short notice doesn't need one.
      Source: Building Control Management System (commencement notices) · fetched 25 Oct 2026, 01:46
      SourceLicenceFetchedLink
      Building Control Management System (commencement notices)CC BY 4.025 Oct 2026, 01:46open
      0
      Named places nearby: estate, schemes, crèches, schools

      Named places estate, developments, inspections

      Crèches and schools inspected

      NameLatest inspectionDistance
      Stepping Stones Creche & Montessori · Crèche2 Jul 2025 · report · Tusla Early Years Inspectorate511 m
      Brothers of Charity Services Ireland South East Region · Crèche26 Jan 2026 · report · Tusla Early Years Inspectorateapprox. 641 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: Department of Education school list, Tusla early years register · fetched 21 Oct 2026, 23:37
      SourceLicenceFetchedLink
      Department of Education school listCC BY 4.027 Sept 2026, 23:32open
      Tusla early years registerPublic register21 Oct 2026, 23:37open
      How busy is this area Busier than most of Tipperary County Council.
      Homes approved
      Here97
      Council middle0
      Homes started
      Here188
      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: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), National Planning Application Database · fetched 25 Oct 2026, 01:46
      SourceLicenceFetchedLink
      An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.023 Oct 2026, 23:08open
      Building Control Management System (commencement notices)CC BY 4.025 Oct 2026, 01:46open
      National Planning Application DatabaseCC BY 4.025 Oct 2026, 01:30open
      Question 5

      What's the area like?

      Figure 8

      This street block against the council

      12% of homes built before 1971 (council 33%). 60% owner-occupied (council 69%).

      Homes built before 1971
      12% · council 33%
      Homes built since 2001
      0% · council 29%
      Owner-occupied
      60% · council 69%
      Rented
      39% · council 24%
      Children under 15
      26% · council 20%
      Aged 65 and over
      11% · council 18%
      Households with 2+ cars
      40% · council 46%
      Work mainly from home
      5% · council 10%
      This small area (224 people)Tipperary

      MeasuredCSO Census 2022, Small Area Population Statistics (CC BY 4.0) · small area 217055010

      Bus
      204 m
      Northview Close · CL1, CL2, CL9 · busiest stop within 500 m: 2 an hour at peak
      Schools, stops and the council

      Schools

      None nearby.

        Stops 14

        • Northview Close · CL1, CL2, CL9 · 2/hour at peak · 204 m
        • Northview Close · CL1, CL2, CL9 · 2/hour at peak · 233 m
        • Crann Ard · CL1, CL2, CL9 · 452 m
        • Fairfields · CL1, CL2, CL9 · 2/hour at peak · 452 m
        • Crann Ard · CL1, CL2, CL9 · 2/hour at peak · 452 m
        • Fairfields · CL1, CL2, CL9 · 2/hour at peak · 475 m
        • Supermacs Clonmel · UC04, UL18, WI05 · 1/hour at peak · 702 m
        • Tesco Clonmel · CL1, CL2, CL9 · 4/hour at peak · 723 m
        Sources: Public transport stops and routes (NTA GTFS), Department of Education school list, Council consultation portals, Council meetings (ModernGov), Land Development Agency public land register, 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 25 Oct 2026, 01:51
        SourceLicenceFetchedLink
        Public transport stops and routes (NTA GTFS)CC BY 4.018 Oct 2026, 23:44open
        Department of Education school listCC BY 4.027 Sept 2026, 23:32open
        Council consultation portalsPublic25 Oct 2026, 01:52open
        Council meetings (ModernGov)Public25 Oct 2026, 01:51open
        Land Development Agency public land registerCC 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 (2360214) approved 2023, not started: still planned?
          Ask for: The grant, and whether it stays with the house.
          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
        Borheenduff
        Electoral division
        Clonmel Rural
        Electoral area
        Clonmel
        Council
        Tipperary County Council
        Everything we found, as a list 8 lines
        • 1 application on this site; latest 2360214, approved 2023, not started, runs out 2028.
        • Zoned R2 (existing residential); not protected; on the vacant land tax map.
        • 10 sites nearby could change: 10 empty zoned plots.
        • Northview Close (bus CL1, CL2) 233 m away: 2 an hour at morning peak; 11 from all stops within 500 m.
        • Here (2022 census): 60% owner-occupied (council 69%); 6% of homes empty (council 10%); most built 1981–1990; 72% drive to work (council 66%); population up 2% since 2016.
        • The council decides in a median 55 days (about 8 weeks); 39% are asked for more information.
        • Homes started within 1 km: 23 in the last year, 0 three years before.
        • 2 applications nearby in the last 12 months.
        What the terms mean 5 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.
        • Building started (Commencement notice (BCMS)): The builder must tell the council's building control office 14 to 28 days before work starts.
        • Signed off as finished (Certificate of Compliance on Completion): A certificate filed when a building is finished, confirming it meets the building regulations.
        • Approved (Grant of permission): The council said yes, usually with conditions.
        • 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 4.023 Oct 2026
        data.nbco.gov.ieNational Building Control Office (BCMS)CC BY 4.025 Oct 2026
        data.gov.ieVarious (see each layer)CC BY 4.0, CC BY-NC-ND 4.027 Sept 2026
        dlrcoco.citizenspace.comLocal authorities (consultation portals)Public25 Oct 2026
        www2.courts.ie—© the publisher24 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 4.019 Oct 2026
        transportforireland.ieNational Transport AuthorityCC BY 4.018 Oct 2026
        lda.ieLand Development AgencyCC BY 4.011 Sept 2026
        meetings.fingal.ieLocal authorities (council meetings)Public25 Oct 2026
        services.arcgis.comDepartment of Housing (National Planning Application Database)CC BY 4.025 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)© PSRA, PSI licence25 Oct 2026
        services.arcgis.comLocal authorities (RZLT maps)CC BY 4.018 Oct 2026
        gov.ieDepartment of EducationCC BY 4.027 Sept 2026
        gov.ieDepartment of HousingCC BY-SA 4.023 Oct 2026
        tusla.ieTusla (Early Years Inspectorate)Public register21 Oct 2026
        services.arcgis.comLocal authorities via the Department of Housing (GZT / MyPlan)CC BY 4.018 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 25 Oct 2026, 16:58 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.