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Planning report · Tipperary County Council · 500 m around the house · the last 12 months · 2 Nov 2026, 01:22

Willowcliff

52.80281, -8.43387

Homes here mostly date from the 1990s. Home extensions nearby almost always get approved (90%). 1 application nearby open for comments.

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.

90%of home extensions approved nearbyn=60 · 1.5 km · 10 yrs53 daystypical wait for a decisionmiddle half 49–551open for comments nearbyclose 9 Nov

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 4 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 1991–2000, under planning permission and building regulations.

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 1991–2000.1960197019801990200020102020Oct 1964permission neededJun 1992building regulationsMar 2014building records onlineSep 2015owners may opt out of sign-offThis houseBuilt: most homes in this small area date from 1991–2000 (census estimate)most built

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

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

On this site
R2
Zoning · Existing residential
Yes
Protected or listed · inside the zone around a recorded monument (TN025-016002-)
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: To preserve and enhance existing residential amenity including provision of additional facilities for settlements where gaps are identified in the DIA

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.

tipperary county development plan 2022 2028 settlement plans · 22 Aug 2022 – 11 Jul 2028

Monument zoneOn this site Graveyard, Roolagh; Church, Roolagh

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

Licensed industrial sites within 1.0 km: Ballina and Killaloe (72 m)

Vacant land taxYes 3% of the land's value a year
Flood riskNone mapped within 500 m
Within 500 mCountFor example
Heritage inventory buildings1Abbey House
Monuments16R124933; R124936
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: 19 on the draft 2027 map; 17 on the final 2026 map.
Sources: Development plan zoning (councils), Sites and Monuments Record, SMR zones of notification, EPA licensed facilities (LEAP), Residential Zoned Land Tax maps, Constraint layers (bundle), National Inventory of Architectural Heritage · fetched 1 Nov 2026, 23:58
SourceLicenceFetchedLink
Development plan zoning (councils)CC BY 4.01 Nov 2026, 23:13open
Sites and Monuments RecordCC BY 4.027 Sept 2026, 19:29open
SMR zones of notificationCC BY 4.027 Sept 2026, 19:34open
EPA licensed facilities (LEAP)CC BY 4.026 Oct 2026, 23:21open
Residential Zoned Land Tax mapsCC BY 4.01 Nov 2026, 23:58open
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 1 Nov 2026, 23:01
SourceLicenceFetchedLink
Building Control Management System (commencement notices)CC BY 4.01 Nov 2026, 03:07open
National Planning Application DatabaseCC BY 4.01 Nov 2026, 23:01open
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: 94% by type. A new house in a garden is harder: 94% approved, and 1 in 2 are asked for more information.

Attic or dormer16 decided · more info asked 38%
94% · council 98%
New house in a garden or site18 decided · more info asked 56%
94% · council 97%
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 · 34 nearby, 1,229 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 1 Nov 2026, 23:01
    SourceLicenceFetchedLink
    National Planning Application DatabaseCC BY 4.01 Nov 2026, 23:01open
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), National Planning Application Database · fetched 1 Nov 2026, 23:01
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.01 Nov 2026, 03:07open
    National Planning Application DatabaseCC BY 4.01 Nov 2026, 23:01open
    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 85 days. Building starts about 4 months after permission.

    Comments open: 5 weeks · €20; Council decision: 53 days; If more info asked (1 in 3): 136 days; Appeal window: 4 weeks; Building starts: 122 days after permission0 mo3 mo6 mo9 mo12 moComments openComments close 5 weeks after the application is lodged5 weeks · €20Council decisionDecision: median 53 days, middle half 49–55 (n=41)53 daysIf more info asked (1 in 3)With further information: median 136 days (n=19)136 daysAppeal windowAnyone who commented can appeal within 4 weeks of the decision4 weeksBuilding startsStart notice: median 122 days after permission (n=9)122 days after permissionSigned off56% of owners opt out of sign-off

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

    Calculated60 decided home extensions, 9 start notices · within 1.5 km, 10 years · NPAD, BCMS, An Coimisiún Pleanála

    Figure 4

    What appeals changed

    0 of 1 appealed refusals became permissions. 0 of 4 appealed approvals were reversed.

    Refusals appealed1 decided
    0 became permissions
    Approvals appealed4 decided
    0 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 Willowcliff with 9 numbered planning items
    ⌖ the houseOpen for commentsEmpty land zoned for homesNo decision yetApproved
    1. 1St Flannan's Cathedral, Killaloe 2660646No decision yet · 480 m
    2. 20.5 ha zoned for homesEmpty land zoned for homes · 101 m
    3. 31.6 ha zoned for homesEmpty land zoned for homes · 153 m
    4. 40.9 ha zoned for homesEmpty land zoned for homes · 154 m
    5. 50.2 ha zoned for homesEmpty land zoned for homes · 155 m
    6. 60.7 ha zoned for homesEmpty land zoned for homes · 188 m
    7. 70.8 ha zoned for homesEmpty land zoned for homes · 207 m
    8. 8No. 8 Ard Coillte, Ballina 26130No decision yet · 268 m
    9. 9Clarisford, Killaloe 2660145Approved with conditions · 317 m
    Figure 5

    What happens to applications within 500 m

    Permission isn't building. Of 17 permissions since 2016, 3 show a start notice and 0 have a completion certificate. Most owners opt out of sign-off.

    17 applications lodged within 500 m. Council: 17 approved, 0 refused. After appeals: 17 approved. Of those: 0 signed off, 2 built with the owner's opt-out, 1 started, 9 with no start notice found, 5 ran out.LODGEDCOUNCIL DECISIONAFTER APPEALSWHAT HAPPENED NEXT17: lodged → approved17: approved → approved9: approved → no start notice found2: approved → built, owner opted out1: approved → started, not signed off5: approved → ran out17 lodged17 lodged17 approved17 approved17 approved17 approved9 no start notice found9 no start notice found2 built, owner opted out2 built, owner opted out1 started, not signed off1 started, not signed off5 ran out5 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.

    Measured17 applications in 10 years · NPAD, An Coimisiún Pleanála, BCMS start notices and completion certificates

    Figure 6

    The next 30 days

    1 deadline within 500 m; the first closes 9 Nov 2026.

    1 deadlines in the next 30 days: 2026-11-09 2660646: application received — the development will consist of 1 no. external universal access ramp and an internal timber screen and lobby inside the today7 Nov12 Nov17 Nov22 Nov27 Nov2 Dec2660646: application received — the development will consist of 1 no. external universal access ramp and an internal timber screen and lobby inside the · 480 m away · 2026-11-09
    Comments close
    • Comments close 9 Nov 20267 days left
      12660646 · application received — the development will consist of 1 no. external universal access ramp and an internal timber…
      €20 to the council · 480 m away

    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

    • 20.5 ha zoned for homes · no homes built on it yet · 101 m
    • 31.6 ha zoned for homes · no homes built on it yet · 153 m
    • 40.9 ha zoned for homes · no homes built on it yet · 154 m
    • 50.2 ha zoned for homes · no homes built on it yet · 155 m
    • 60.7 ha zoned for homes · no homes built on it yet · 188 m
    • 70.8 ha zoned for homes · no homes built on it yet · 207 m
    • 0.3 ha zoned for homes · no homes built on it yet · 341 m
    • 2.1 ha zoned for homes · no homes built on it yet · 344 m
    • 0.9 ha zoned for homes · no homes built on it yet · 351 m
    • 0.1 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 1 Nov 2026, 23:58
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.01 Nov 2026, 03:07open
    Derelict sites registersCC BY 4.026 Oct 2026, 23:09open
    National Planning Application DatabaseCC BY 4.01 Nov 2026, 23:01open
    Residential Zoned Land Tax mapsCC BY 4.01 Nov 2026, 23:58open
    Figure 7

    Applications within 500 m, by year

    Between 1 and 3 a year; busiest 2025. 100% of decisions were approvals.

    2021: 8, 2022: 1, 2023: 2, 2024: 2, 2025: 3, 2026: 105102021: 8 approved8’21*2022: 1 approved1’222023: 2 approved2’232024: 2 approved2’242025: 3 approved3’252026: 1 approved1’26*
    ApprovedRefusedWithdrawn or invalidUndecided

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

    Measuredcouncil register via NPAD

    Open for comments €20 to comment

    Every application within 500 m 4 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 1 Nov 2026, 23:01
    SourceLicenceFetchedLink
    National Planning Application DatabaseCC BY 4.01 Nov 2026, 23:01open
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.01 Nov 2026, 03:07open
    0
    Named places nearby: estate, schemes, crèches, schools

    Named places estate, developments, inspections

    Crèches and schools inspected

    NameLatest inspectionDistance
    The Owl and The Pussycat Day Care and Afterschool Club · Crèche17 Jun 2025 · report · Tusla Early Years Inspectorateapprox. 988 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 28 Oct 2026, 23:19
    SourceLicenceFetchedLink
    Department of Education school listCC BY 4.027 Oct 2026, 23:04open
    Tusla early years registerPublic register28 Oct 2026, 23:19open
    How busy is this area Busier than most of Tipperary County Council.
    Homes approved
    Here0
    Council middle0
    Homes started
    Here23
    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 1 Nov 2026, 23:01
    SourceLicenceFetchedLink
    An Coimisiún Pleanála cases (ArcGIS feed)CC BY 4.030 Oct 2026, 23:01open
    Building Control Management System (commencement notices)CC BY 4.01 Nov 2026, 03:07open
    National Planning Application DatabaseCC BY 4.01 Nov 2026, 23:01open
    Question 5

    What's the area like?

    Figure 8

    This street block against the council

    14% of homes built before 1971 (council 33%). 80% owner-occupied (council 69%).

    Homes built before 1971
    14% · council 33%
    Homes built since 2001
    14% · council 29%
    Owner-occupied
    80% · council 69%
    Rented
    3% · council 24%
    Children under 15
    17% · council 20%
    Aged 65 and over
    22% · council 18%
    Households with 2+ cars
    62% · council 46%
    Work mainly from home
    21% · council 10%
    This small area (205 people)Tipperary

    MeasuredCSO Census 2022, Small Area Population Statistics (CC BY 4.0) · small area 217009010

    Bus
    420 m
    Killaloe · 323, 345 · busiest stop within 500 m: 1 an hour at peak
    Nearest school
    467 m
    St Anne's Community College, 731 pupils
    Schools, stops and the council

    Schools

    • St Anne's Community College · postprimary · 731 pupils · 467 m
    • Mercy Convent Killaloe · primary · 97 pupils · 612 m
    • Killaloe Boys NS · primary · 104 pupils · 751 m
    • S N Baile An Atha · primary · 404 pupils · 939 m

    Stops 3

    • Killaloe · 323, 345 · 1/hour at peak · 420 m
    • Ballina · 323 · 0/hour at peak · 566 m
    • Ballina · 323 · 1/hour at peak · 566 m

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

    • St Anne's Community College · 467 m+1.7% pupils (731)
    • Mercy Convent Killaloe · 612 m+7.8% pupils (97)
    • Killaloe Boys NS · 750 m-6.3% pupils (104)
    • S N Baile An Atha · 939 m-2.2% pupils (404)
    Sources: Public transport stops and routes (NTA GTFS), Department of Education school list, National Planning Application Database, 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 2 Nov 2026, 01:11
    SourceLicenceFetchedLink
    Public transport stops and routes (NTA GTFS)CC BY 4.01 Nov 2026, 23:05open
    Department of Education school listCC BY 4.027 Oct 2026, 23:04open
    National Planning Application DatabaseCC BY 4.01 Nov 2026, 23:01open
    Council consultation portalsPublic2 Nov 2026, 01:11open
    Council meetings (ModernGov)Public1 Nov 2026, 02:24open
    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. Next to a recorded monument: does digging need notice?
      Ask for: Details of past works from the seller.
      Seller · council
    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. Application 480 m away open for comments until 9 Nov 2026: comment?
      Ask for: The plans on the council's website (€20 to comment).
      Council
    4. 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
    Roolagh
    Electoral division
    Ballina
    Electoral area
    Newport
    Council
    Tipperary County Council
    Everything we found, as a list 8 lines
    • Zoned R2 (existing residential); monument zone; on the vacant land tax map.
    • 10 sites nearby could change: 10 empty zoned plots.
    • 1 application open for comments nearby; nearest closes 9 Nov 2026.
    • Killaloe (bus 323, 345) 420 m away: 11 a day, fewer than one an hour at morning peak.
    • Here (2022 census): 80% owner-occupied (council 69%); 8% of homes empty (council 10%); most built 1991–2000; 56% drive to work (council 66%); population up 9% since 2016.
    • Around here the council decides in a median 54 days (about 8 weeks); 1 in 3 is asked for more information.
    • 4 applications nearby in the last 12 months.
    • 23 homes started within 1 km in 3 years (council middle 1).
    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.
    • Comment on an application (Observation / submission): Anyone can comment on a planning application within five weeks of it being lodged, for a €20 fee.
    • 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 28
    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 4.030 Oct 2026
    data.nbco.gov.ieNational Building Control Office (BCMS)CC BY 4.01 Nov 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
    services-eu1.arcgis.comNational Monuments Service (SMR)CC BY 4.027 Sept 2026
    services-eu1.arcgis.comNational Monuments Service (SMR zones)CC BY 4.027 Sept 2026
    dlrcoco.citizenspace.comLocal authorities (consultation portals)Public2 Nov 2026
    www2.courts.ie—© the publisher1 Nov 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 4.026 Oct 2026
    data.epa.ieEnvironmental Protection Agency (LEAP licence register)CC BY 4.026 Oct 2026
    transportforireland.ieNational Transport AuthorityCC BY 4.01 Nov 2026
    lda.ieLand Development AgencyCC BY 4.011 Sept 2026
    meetings.fingal.ieLocal authorities (council meetings)Public1 Nov 2026
    services.arcgis.comDepartment of Housing (National Planning Application Database)CC BY 4.01 Nov 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 licence2 Nov 2026
    services.arcgis.comLocal authorities (RZLT maps)CC BY 4.01 Nov 2026
    gov.ieDepartment of EducationCC BY 4.027 Oct 2026
    gov.ieDepartment of HousingCC BY-SA 4.023 Oct 2026
    tusla.ieTusla (Early Years Inspectorate)Public register28 Oct 2026
    services.arcgis.comLocal authorities via the Department of Housing (GZT / MyPlan)CC BY 4.01 Nov 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 2 Nov 2026, 01:22 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.