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Planning report · Tipperary County Council · 500 m around the house · the last 12 months · 16 Oct 2026, 17:24

R661, Dundrum

52.56074, -8.04745

Homes here mostly date from the 1970s. 2 planning files on this house, the latest from 2022.

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.

2planning files on this houselatest 202252 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 52 days
  4. 4Appeal window4 weeks after the decision
  5. 5AppealAt An Coimisiún Pleanála
  6. 6PermissionLasts 5 years
  7. 7StartStart notice to the council
  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). 2 planning files on this house, the latest from 2022.

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. 2 planning files on this house.1960197019801990200020102020Oct 1964permission neededJun 1992building regulationsMar 2014building records onlineSep 2015owners may opt out of sign-offThis houseAll of Gortarush UpperBuilt: most homes in this small area date from 1971–1980 (census estimate)most built2022: 2260491 · change of use, approved2022: 2260477 · change of use, withdrawn or invalid2022: 1 file on Gortarush Upper2024: 2 files on Gortarush Upper3 files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. 2022
    2260491 · change of use · approved 2022 · work already done
    approvedstartedsigned off?
  2. 2022
    2260477 · change of use · withdrawn
    approved?startedsigned off?
On this site
No
Protected or listed · on the council's list
No
Vacant land tax · not on the map
Zoning, protection, tax and flood: the detail

No zoning in the plans we hold.

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.

Licensed industrial sites within 1.0 km: Coillte Teoranta (166 m); Dundrum (341 m)

Vacant land taxNo not on the map
Flood riskNone mapped within 500 m
Within 500 mCountFor example
Heritage inventory buildings7house; Tara Rose
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. The OPW flood map's licence lets us show a yes/no only.
Sources: Development plan zoning (councils), EPA licensed facilities (LEAP), Residential Zoned Land Tax maps, Constraint layers (bundle), National Inventory of Architectural Heritage · fetched 12 Oct 2026, 23:31
SourceLicenceFetchedLink
Development plan zoning (councils)CC BY 4.011 Oct 2026, 23:18open
EPA licensed facilities (LEAP)CC BY 4.012 Oct 2026, 23:31open
Residential Zoned Land Tax mapsCC BY 4.012 Oct 2026, 00:14open
Constraint layers (bundle)CC BY 4.0, CC BY-NC-ND 4.027 Sept 2026, 19:37open
National Inventory of Architectural HeritageCC BY 4.027 Sept 2026, 19:35open
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 16 Oct 2026, 02:04
SourceLicenceFetchedLink
Building Control Management System (commencement notices)CC BY 4.016 Oct 2026, 00:56open
National Planning Application DatabaseCC BY 4.016 Oct 2026, 02:04open
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

A new house in a garden is harder: 100% approved, and 1 in 3 is asked for more information.

New house in a garden or site9 decided · more info asked 33%
100% · 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 · 9 nearby, 1,736 council-wide

Figure 3

Gortarush Upper, file by file since 2022

2 of 2 decided extensions on the road were approved.

3 planning files on Gortarush Upper since 2022, by kind and decision.20222023202420252026Extensions, atticsNo number · 2024 · other extension · approved · 2460192No number · 2024 · other extension · approved · 2460289Porches, roofs, otherNo number · 2022 · other work · approved · 2260491New house in a side garden
ApprovedRefusedWithdrawn or invalid

3 files with "Gortarush Upper" 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 · 2022–2026

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: National Planning Application Database, An Coimisiún Pleanála cases (ArcGIS feed) · fetched 16 Oct 2026, 02:04
    SourceLicenceFetchedLink
    National Planning Application DatabaseCC BY 4.016 Oct 2026, 02:04open
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.09 Oct 2026, 23:03open
    Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), National Planning Application Database · fetched 16 Oct 2026, 02:04
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.09 Oct 2026, 23:03open
    Building Control Management System (commencement notices)CC BY 4.016 Oct 2026, 00:56open
    National Planning Application DatabaseCC BY 4.016 Oct 2026, 02:04open
    Question 3

    How long, and what if someone objects?

    Figure 4

    A home extension's journey here

    A decision takes 52 days.

    Comments open: 5 weeks · €20; Council decision: 52 days; Appeal window: 4 weeks0 mo3 mo6 mo9 mo12 moComments openComments close 5 weeks after the application is lodged5 weeks · €20Council decisionDecision: median 52 days, middle half 50–54 (n=8)52 daysAppeal windowAnyone who commented can appeal within 4 weeks of the decision4 weeksSigned off67% of owners opt out of sign-off

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

    Calculated12 decided home extensions, 3 start notices · within 1.5 km, 10 years · NPAD, BCMS, An Coimisiún Pleanála

    Figure 5

    What appeals changed

    1 of 1 appealed refusals became permissions.

    Refusals appealed1 decided
    1 became permissions
    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 R661, Dundrum with 4 numbered planning items
    ⌖ the houseWindow closingApproved
    1. 1No 1 Kilnamanagh Court, Dundrum 2660802Approved with conditions · 241 m
    2. 2No 2 Kilnamanagh Court, Dundrum 2660813Approved with conditions · 247 m
    3. 3Garryduff East, Dundrum 2660773Approved with conditions · 447 m
    4. 4Dundrum Steel RHD Limited, Garryduff East 2561309Approved with conditions · 33 m
    Figure 6

    What happens to applications within 500 m

    Permission isn't building. Of 13 permissions since 2016, 3 show a start notice and 1 has a completion certificate.

    13 applications lodged within 500 m. Council: 13 approved, 0 refused. After appeals: 13 approved. Of those: 1 signed off, 1 built with the owner's opt-out, 1 started, 8 with no start notice found, 2 ran out.LODGEDCOUNCIL DECISIONAFTER APPEALSWHAT HAPPENED NEXT13: lodged → approved13: approved → approved8: approved → no start notice found1: approved → built, owner opted out1: approved → started, not signed off1: approved → signed off2: approved → ran out13 lodged13 lodged13 approved13 approved13 approved13 approved8 no start notice found8 no start notice found1 built, owner opted out1 built, owner opted out1 started, not signed off1 started, not signed off1 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 7

    The next 30 days

    3 deadlines within 500 m; the first closes 29 Oct 2026.

    3 deadlines in the next 30 days: 2026-10-29 2660773: CONDITIONAL — the change of use of a domestic dwelling house to short-term holiday accommodation and all associated site works. The bu; 2026-11-06 2660802: CONDITIONAL — an end-terrace two-storey existing house as built and all other associated external works; 2026-11-06 2660813: CONDITIONAL — a mid-terrace two-storey existing house as built and all other associated external workstoday21 Oct26 Oct31 Oct5 Nov10 Nov15 Nov2660773: CONDITIONAL — the change of use of a domestic dwelling house to short-term holiday accommodation and all associated site works. The bu · 447 m away · 2026-10-292660802: CONDITIONAL — an end-terrace two-storey existing house as built and all other associated external works · 241 m away · 2026-11-062660813: CONDITIONAL — a mid-terrace two-storey existing house as built and all other associated external works · 247 m away · 2026-11-06
    Time to appeal ends
    • Time to appeal ends 29 Oct 202613 days left
      32660773 · CONDITIONAL — the change of use of a domestic dwelling house to short-term holiday accommodation and all associated…
      €220 to An Coimisiún Pleanála (€110 observer) · 447 m away
    • Time to appeal ends 6 Nov 202621 days left
      12660802 · CONDITIONAL — an end-terrace two-storey existing house as built and all other associated external works
      €220 to An Coimisiún Pleanála (€110 observer) · 241 m away
    • Time to appeal ends 6 Nov 202621 days left
      22660813 · CONDITIONAL — a mid-terrace two-storey existing house as built and all other associated external works
      €220 to An Coimisiún Pleanála (€110 observer) · 247 m away

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

    Figure 8

    Applications within 500 m, by year

    Between 1 and 4 a year; busiest 2024. 100% of decisions were approvals.

    2018: 2, 2019: 1, 2022: 2, 2024: 4, 2025: 1, 2026: 305102018: 2 approved2’18*2019: 1 approved1’192022: 2 approved2’222024: 4 approved4’242025: 1 approved1’252026: 3 approved3’26*
    ApprovedRefusedWithdrawn or invalidUndecided

    2018 and 2026 are part years (*). Exemption requests and time extensions are left out.

    Measuredcouncil register via NPAD

    Every application within 500 m 6 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 16 Oct 2026, 02:04
    SourceLicenceFetchedLink
    National Planning Application DatabaseCC BY 4.016 Oct 2026, 02:04open
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.09 Oct 2026, 23:03open
    Building Control Management System (commencement notices)CC BY 4.016 Oct 2026, 00:56open
    0
    How busy is this area About as busy as most of Tipperary County Council.
    Homes approved
    Here0
    Council middle0
    Homes started
    Here4
    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 16 Oct 2026, 02:04
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.09 Oct 2026, 23:03open
    Building Control Management System (commencement notices)CC BY 4.016 Oct 2026, 00:56open
    National Planning Application DatabaseCC BY 4.016 Oct 2026, 02:04open
    Question 5

    What's the area like?

    Figure 9

    This street block against the council

    41% owner-occupied (council 69%).

    Homes built before 1971
    28% · council 33%
    Homes built since 2001
    31% · council 29%
    Owner-occupied
    41% · council 69%
    Rented
    52% · council 24%
    Children under 15
    25% · council 20%
    Aged 65 and over
    14% · council 18%
    Households with 2+ cars
    38% · council 46%
    Work mainly from home
    12% · council 10%
    This small area (221 people)Tipperary

    MeasuredCSO Census 2022, Small Area Population Statistics (CC BY 4.0) · small area 217110003

    Bus
    258 m
    Dundrum · 332 · busiest stop within 500 m: 0 an hour at peak
    Schools, stops and the council

    Schools

    None nearby.

      Stops 2

      • Dundrum · 332 · 0/hour at peak · 258 m
      • Dundrum · 332 · 0/hour at peak · 262 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 16 Oct 2026, 01:42
      SourceLicenceFetchedLink
      Public transport stops and routes (NTA GTFS)CC BY 4.011 Oct 2026, 23:43open
      Department of Education school listCC BY 4.027 Sept 2026, 23:32open
      Council consultation portalsPublic16 Oct 2026, 01:34open
      Council meetings (ModernGov)Public16 Oct 2026, 01:42open
      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. Change of use (2260491): work kept with permission. Done as approved?
        Ask for: The retention grant and an opinion of compliance.
        Seller · solicitor
      2. Decision 241 m away can be appealed until 6 Nov 2026: appeal?
        Ask for: The decision on the council's website (€220 to appeal).
        Council
      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
      Gortarush Upper
      Electoral division
      Kilpatrick
      Electoral area
      Cashel-Tipperary
      Council
      Tipperary County Council
      Everything we found, as a list 8 lines
      • 2 applications on this site; latest 2260491, approved 2022, work already done.
      • Not protected; no vacant land tax.
      • Nothing nearby looks set to change.
      • Dundrum (bus 332) 258 m away: 6 a day, fewer than one an hour at morning peak.
      • Here (2022 census): 52% rent (council 24%); 10% of homes empty (council 10%); most built 1971–1980; 68% drive to work (council 66%); population up 14% since 2016.
      • The council decides in a median 55 days (about 8 weeks); 39% are asked for more information.
      • 6 applications nearby in the last 12 months.
      • 4 homes started within 1 km in 3 years (council middle 1).
      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.
      • Approved (Grant of permission): The council said yes, usually with conditions.
      • Appeal (Appeal to An Coimisiún Pleanála): The applicant, or anyone who commented in time, can appeal the council's decision within four weeks.
      • Permission for work already done (Retention permission): An application to keep something that was built without permission.
      • 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 25
      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 4.015 Oct 2026
      data.gov.ieVarious (see each layer)CC BY 4.0, CC BY-NC-ND 4.027 Sept 2026
      services-eu1.arcgis.comNational Inventory of Architectural HeritageCC BY 4.027 Sept 2026
      dlrcoco.citizenspace.comLocal authorities (consultation portals)Public16 Oct 2026
      www2.courts.ie—© the publisher16 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 4.012 Oct 2026
      data.epa.ieEnvironmental Protection Agency (LEAP licence register)CC BY 4.012 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)Public16 Oct 2026
      services.arcgis.comDepartment of Housing (National Planning Application Database)CC BY 4.016 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 licence16 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
      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 16 Oct 2026, 17:24 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.