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Planning report · Laois County Council · 500 m around the house · the last 12 months · 1 Nov 2026, 16:22

38 Ard Branagh, Portlaoise

53.04209, -7.25758

Homes here mostly date from after 2016. 1 planning file on this house, the latest from 2021. 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

Not held yet for Laois County Council: council consultations.

1planning file on this houselatest 202198%of home extensions approved nearbyn=48 · 1.5 km · 10 yrs50 daystypical wait for a decisionmiddle half 48–550open 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 50 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 6 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 after 2016, with building records online. 1 planning file on this house, the latest from 2021.

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 2016–2021. 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 2016–2021 (census estimate)most built2021: 21501 · 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. 2021
    21501 · extension · approved 2021 · 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

Residential 1 - Existing Residential: To protect and enhance the amenity of developed residential communities.

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.

laois county development plan 2021 2027 · 8 Mar 2022 – 7 Mar 2028

ZoningR2 · Existing residential
What it says

Residential 1 - Existing Residential: To protect and enhance the amenity of developed residential communities.

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.

laois county development plan 2021 2027 including ministerial direction as varied by variation no 1 no 2 and no 3 · 8 Mar 2022 – 7 Mar 2028

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
Within 500 mCountFor example
Monuments4Ringfort - rath; Enclosure
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: 2 on the draft 2027 map; 18 on the final 2026 map.
Sources: Development plan zoning (councils), Residential Zoned Land Tax maps, Constraint layers (bundle), Sites and Monuments Record · fetched 25 Oct 2026, 23:43
SourceLicenceFetchedLink
Development plan zoning (councils)CC BY 4.025 Oct 2026, 23:06open
Residential Zoned Land Tax mapsCC BY 4.025 Oct 2026, 23:43open
Constraint layers (bundle)CC BY 4.0, CC BY-NC-ND 4.027 Sept 2026, 19:37open
Sites and Monuments RecordCC BY 4.027 Sept 2026, 19:29open
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, 05:02
SourceLicenceFetchedLink
Building Control Management System (commencement notices)CC BY 4.01 Nov 2026, 03:07open
National Planning Application DatabaseCC BY 4.01 Nov 2026, 05:02open
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 83% are asked for more information.

New house in a garden or site6 decided · more info asked 83%
100% · council 90%
Approved nearbyLaois 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 · 6 nearby, 889 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, 05:02
    SourceLicenceFetchedLink
    National Planning Application DatabaseCC BY 4.01 Nov 2026, 05:02open
    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, 05:02
    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, 05:02open
    Question 3

    How long, and what if someone objects?

    Figure 3

    A home extension's journey here

    A decision takes 50 days. Building starts about 6 months after permission.

    Comments open: 5 weeks · €20; Council decision: 50 days; Appeal window: 4 weeks; Building starts: 182 days after permission0 mo3 mo6 mo9 mo12 mo15 mo18 moComments openComments close 5 weeks after the application is lodged5 weeks · €20Council decisionDecision: median 50 days, middle half 48–55 (n=41)50 daysAppeal windowAnyone who commented can appeal within 4 weeks of the decision4 weeksBuilding startsStart notice: median 182 days after permission (n=18)182 days after permissionSigned off78% of owners opt out of sign-off

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

    Calculated48 decided home extensions, 18 start notices · within 1.5 km, 10 years · NPAD, BCMS, An Coimisiún Pleanála

    Figure 4

    What appeals changed

    1 of 2 appealed refusals became permissions. 1 of 9 appealed approvals were reversed.

    Refusals appealed2 decided
    1 became permissions
    Approvals appealed9 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 38 Ard Branagh, Portlaoise with 12 numbered planning items
    ⌖ the houseEmpty land zoned for homesBuilding startedNo decision yetApproved
    1. 10.8 ha zoned for homesEmpty land zoned for homes · 36 m
    2. 20.2 ha zoned for homesEmpty land zoned for homes · 53 m
    3. 3Árd Branagh, Portlaoise 2560120Building started · 55 m
    4. 41.6 ha zoned for homesEmpty land zoned for homes · 78 m
    5. 51.1 ha zoned for homesEmpty land zoned for homes · 82 m
    6. 60.6 ha zoned for homesEmpty land zoned for homes · 87 m
    7. 70.7 ha zoned for homesEmpty land zoned for homes · 128 m
    8. 8Ard Branagh, Heathfield Kilminchy 2660422No decision yet · 27 m
    9. 92 Heathfields, Portlaoise 2660664No decision yet · 268 m
    10. 101 Heathfields, Portlaoise 2660487No decision yet · 271 m
    11. 114 Holdbrook Way, Kilminchy 2560792Approved with conditions · 358 m
    12. 1230 Dunmasc, Dublin Road 2660281Approved with conditions · 451 m
    Figure 5

    What happens to applications within 500 m

    Permission isn't building. Of 21 permissions since 2016, 6 show a start notice and 1 has a completion certificate.

    22 applications lodged within 500 m. Council: 21 approved, 1 refused. After appeals: 21 approved. Of those: 1 signed off, 3 built with the owner's opt-out, 2 started, 12 with no start notice found, 3 ran out.LODGEDCOUNCIL DECISIONAFTER APPEALSWHAT HAPPENED NEXT21: lodged → approved1: lodged → refused21: approved → approved1: refused → refused12: approved → no start notice found3: approved → built, owner opted out2: approved → started, not signed off1: approved → signed off3: approved → ran out22 lodged22 lodged21 approved21 approved1 refused1 refused21 approved21 approved1 refused1 refused12 no start notice found12 no start notice found3 built, owner opted out3 built, owner opted out2 started, not signed off2 started, not signed off1 signed off1 signed off3 ran out3 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.

    Measured22 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

      • 10.8 ha zoned for homes · no homes built on it yet · 36 m
      • 20.2 ha zoned for homes · no homes built on it yet · 53 m
      • 41.6 ha zoned for homes · no homes built on it yet · 78 m
      • 51.1 ha zoned for homes · no homes built on it yet · 82 m
      • 60.6 ha zoned for homes · no homes built on it yet · 87 m
      • 70.7 ha zoned for homes · no homes built on it yet · 128 m
      • 0.9 ha zoned for homes · no homes built on it yet · 180 m
      • 0.1 ha zoned for homes · no homes built on it yet · 183 m
      • 4.5 ha zoned for homes · no homes built on it yet · 234 m
      • 1.6 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, 05:02
      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, 05:02open
      Residential Zoned Land Tax mapsCC BY 4.025 Oct 2026, 23:43open
      Figure 7

      Applications within 500 m, by year

      Between 1 and 5 a year; busiest 2023. 95% of decisions were approvals.

      2021: 7, 2022: 3, 2023: 5, 2024: 1, 2025: 5, 2026: 105102021: 7 approved7’21*2022: 2 approved2022: 1 refused3’222023: 5 approved5’232024: 1 approved1’242025: 5 approved5’252026: 1 approved1’26*
      ApprovedRefusedWithdrawn or invalidUndecided

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

      Measuredcouncil register via NPAD

      Every application within 500 m 9 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, 05:02
      SourceLicenceFetchedLink
      National Planning Application DatabaseCC BY 4.01 Nov 2026, 05:02open
      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
      Building work nearby 1 in the last 12 months
      1 not signed off
      • 3Árd Branagh, Portlaoise, Laois · 2 Oct 2026 · 4 homes · start notice not signed off · 2560120 · 55 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 1 Nov 2026, 03:07
      SourceLicenceFetchedLink
      Building Control Management System (commencement notices)CC BY 4.01 Nov 2026, 03:07open
      Homes coming 0 not started
      • Kilminchy · 31 homes · building started · 484 m
      • Ard Branagh · 10 homes · building started · 35 m
      How we work this out
      Schemes of 10 or more homes approved since 2021, from the council and An Coimisiún Pleanála registers. 'Building started' means the builder told the council's building control office that work was starting (a commencement notice).
      Sources: An Coimisiún Pleanála cases (ArcGIS feed), Building Control Management System (commencement notices), National Planning Application Database, Social housing construction status report · fetched 1 Nov 2026, 05:02
      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, 05:02open
      Social housing construction status reportCC BY-SA 4.023 Oct 2026, 23:02open
      Named places nearby: estate, schemes, crèches, schools

      Named places estate, developments, inspections

      Crèches and schools inspected

      NameLatest inspectionDistance
      Little Stars Montessori School at KSH · Crèche12 Feb 2026 · report · Tusla Early Years Inspectorate812 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 Laois County Council.
      Homes approved
      Here96
      Council middle0
      Homes started
      Here97
      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, 05:02
      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, 05:02open
      Question 5

      What's the area like?

      Figure 8

      This street block against the council

      81% owner-occupied (council 71%).

      Homes built before 1971
      18% · council 23%
      Homes built since 2001
      62% · council 44%
      Owner-occupied
      81% · council 71%
      Rented
      13% · council 24%
      Children under 15
      24% · council 22%
      Aged 65 and over
      13% · council 13%
      Households with 2+ cars
      60% · council 49%
      Work mainly from home
      15% · council 9%
      This small area (203 people)Laois

      MeasuredCSO Census 2022, Small Area Population Statistics (CC BY 4.0) · small area 107079050/01

      Road noise
      45–49 dB
      day–night average (EPA 2022)
      Bus
      249 m
      Rathbrennan · 832 · busiest stop within 500 m: 2 an hour at peak
      Homes sold nearby
      1
      in 3 years, 1 new (Property Price Register)
      Schools, stops and the council

      Schools

      None nearby.

        Stops 8

        • Rathbrennan · 832 · 249 m
        • Kilminchy Ave · PL2 · 2/hour at peak · 338 m
        • Kilminchy View · PL2 · 2/hour at peak · 378 m
        • Kilminchy · IW08 · 571 m
        • Kilminchy · 726, 735, 827, 829, 830, 834 · 5/hour at peak · 571 m
        • Kilminchy · 726, 735, 827, 830, 832, 834 · 5/hour at peak · 615 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 1 Nov 2026, 02:24
        SourceLicenceFetchedLink
        Public transport stops and routes (NTA GTFS)CC BY 4.025 Oct 2026, 23:02open
        Department of Education school listCC BY 4.027 Oct 2026, 23:04open
        Council consultation portalsPublic1 Nov 2026, 01:08open
        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. Extension (21501) ran out unbuilt in 2023: 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. Building work started 55 m away: for how long?
          Ask for: The planning conditions for 2560120.
          Agent · 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
        Ballymooney
        Electoral division
        Portlaoighise Rural
        Electoral area
        Portlaoise
        Council
        Laois County Council
        Everything we found, as a list 8 lines
        • 1 application on this site; latest 21501, approved 2021, ran out unbuilt.
        • Zoned R2 (existing residential); not protected; on the vacant land tax map.
        • 10 sites nearby could change: 10 empty zoned plots.
        • Kilminchy Ave (bus PL2) 338 m away: 2 an hour at morning peak; 4 from all stops within 500 m.
        • Noise from road traffic mapped at 45–49 dB (day-evening-night average, EPA 2022).
        • Here (2022 census): 80% owner-occupied (council 71%); 5% of homes empty (council 8%); most built 2016 or later; 65% drive to work (council 65%); population up 8% since 2016.
        • Around here the council decides in a median 54 days (about 8 weeks); 36% are asked for more information.
        • Homes started within 1 km: 5 in the last year, 329 three years before.
        What the terms mean 6 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.
        • 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 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 4.030 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 Monuments Service (SMR)CC BY 4.027 Sept 2026
        dlrcoco.citizenspace.comLocal authorities (consultation portals)Public1 Nov 2026
        www2.courts.ie—© the publisher31 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 4.026 Oct 2026
        transportforireland.ieNational Transport AuthorityCC BY 4.025 Oct 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 licence1 Nov 2026
        services.arcgis.comLocal authorities (RZLT maps)CC BY 4.025 Oct 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 4.025 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 1 Nov 2026, 16:22 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.