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Planning report · Offaly County Council · 500 m around the house · the last 12 months · 9 Oct 2026, 04:02

Cul Gabhán

53.18655, -7.98331

Homes here mostly date from the 2000s. 3 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
Applications, appeals and commencement notices for this county. Consultations, zoning and RZLT maps: Dublin, Kildare, Meath and Wicklow only for now.
3planning files on this houselatest 202254 daystypical wait for a decisionmiddle half 54–570open 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 54 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 2001–10, under planning permission and building regulations. 3 planning files 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 2001–2010. 3 planning files 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 2001–2010 (census estimate)most built2023: 22595 · demolition, approved2023: 22385 · apartments, approved2019: 19367 · attic or dormer, withdrawn or invalid

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
    22595 · demolition · approved 2023 · not started, runs out 2029
    approvedstartedsigned off
  2. 2023
    22385 · apartments · approved 2023 · not started, runs out 2028
    approvedstartedsigned off
  3. 2019
    19367 · attic or dormer · withdrawn
    approved?started?signed off?
On this site
R2
Zoning · Existing residential
No
Protected or listed · on the council's list
No
Vacant land tax · lived-in homes don't pay it
Zoning, protection, tax and flood: the detail
ZoningR2 · Existing residential
What it says

Existing Residential: This zoning allows for the conservation and enhancement of the quality and character of existing residential areas, to protect residential amenities and to allow for small scale infill development.

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.

offaly county development plan 2021 2027 · 22 Oct 2021 – 21 Oct 2027

Protected building1 within 100 m on the council's record (not republished)
Heritage inventory1 within 100 m McCormac-Barnes Monument

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

Vacant land taxNo lived-in homes don't pay it
Flood riskNone mapped within 500 m
Within 500 mCountFor example
Heritage inventory buildings14Saint Paul's Church (Reynagh); Hill House
Monuments8Church; Graveyard
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 council's map for the vacant land tax shows this spot inside an area of existing homes. Homes people live in, and their gardens, don't pay the tax. The OPW flood map's licence lets us show a yes/no only. Land on the vacant land tax map nearby: 16 on the draft 2027 map; 12 on the final 2026 map.
Sources: zoning, constraints.niah, rps.offaly, rzlt, constraints, constraints.smr · fetched 4 Oct 2026, 23:11
SourceLicenceFetchedLink
zoningCC-BY-4.04 Oct 2026, 23:11open
constraints.niahCC-BY-4.027 Sept 2026, 19:35open
rps.offalyunstated (council's public ArcGIS service; no licence published) · not redistributable — shown as a flag only—open
rzltCC-BY-4.04 Oct 2026, 23:59open
constraintsmixed — CC-BY-4.0 except OPW flood (CC-BY-NC-ND-4.0, publishable=false)27 Sept 2026, 19:37open
constraints.smrCC-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: bcms, npad · fetched 8 Oct 2026, 06:04
SourceLicenceFetchedLink
bcmsCC-BY-4.08 Oct 2026, 06:04open
npadCC-BY-4.09 Oct 2026, 01:41open
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: 88% approved, and 69% are asked for more information.

New house in a garden or site16 decided · more info asked 69%
88% · council 87%
Approved nearbyOffaly 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 · 16 nearby, 1,402 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: npad, acp · fetched 9 Oct 2026, 01:41
    SourceLicenceFetchedLink
    npadCC-BY-4.09 Oct 2026, 01:41open
    acpCC-BY-4.02 Oct 2026, 23:01open
    Sources: acp, bcms, npad · fetched 2 Oct 2026, 23:01
    SourceLicenceFetchedLink
    acpCC-BY-4.02 Oct 2026, 23:01open
    bcmsCC-BY-4.08 Oct 2026, 06:04open
    npadCC-BY-4.09 Oct 2026, 01:41open
    Question 3

    How long, and what if someone objects?

    Figure 3

    A home extension's journey here

    A decision takes 54 days.

    Comments open: 5 weeks · €20; Council decision: 54 days; Appeal window: 4 weeks0 mo3 mo6 mo9 mo12 moComments openComments close 5 weeks after the application is lodged5 weeks · €20Council decisionDecision: median 54 days, middle half 54–57 (n=10)54 daysAppeal windowAnyone who commented can appeal within 4 weeks of the decision4 weeksSigned off100% of owners opt out of sign-off

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

    Calculated15 decided home extensions, 1 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. 0 of 1 appealed approvals were reversed.

    Refusals appealed2 decided
    1 became permissions
    Approvals appealed1 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 Cul Gabhán with 8 numbered planning items
    ⌖ the houseEmpty land zoned for homesApprovedNo decision yet
    1. 11.1 ha zoned for homesEmpty land zoned for homes · 89 m
    2. 20.3 ha zoned for homesEmpty land zoned for homes · 200 m
    3. 30.2 ha zoned for homesEmpty land zoned for homes · 256 m
    4. 40.1 ha zoned for homesEmpty land zoned for homes · 269 m
    5. 52.7 ha zoned for homesEmpty land zoned for homes · 281 m
    6. 60.8 ha zoned for homesEmpty land zoned for homes · 304 m
    7. 7Banagher Further Education and Training Centre, Main Street Banagher 2560521Approved with conditions · 38 m
    8. 8Queen Street and Church Road, Banagher 2660399No decision yet · 383 m
    Figure 5

    What happens to applications within 500 m

    Permission isn't building. Of 20 permissions since 2016, 2 show a start notice and 0 have a completion certificate.

    22 applications lodged within 500 m. Council: 20 approved, 2 refused. After appeals: 20 approved. Of those: 0 signed off, 0 built with the owner's opt-out, 2 started, 9 with no start notice found, 9 ran out.LODGEDCOUNCIL DECISIONAFTER APPEALSWHAT HAPPENED NEXT20: lodged → approved2: lodged → refused20: approved → approved2: refused → refused9: approved → no start notice found2: approved → started, not signed off9: approved → ran out22 lodged22 lodged20 approved20 approved2 refused2 refused20 approved20 approved2 refused2 refused9 no start notice found9 no start notice found2 started, not signed off2 started, not signed off9 ran out9 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 8 within 500 m

      Empty land zoned for homes 8

      • 11.1 ha zoned for homes · no homes built on it yet · 89 m
      • 20.3 ha zoned for homes · no homes built on it yet · 200 m
      • 30.2 ha zoned for homes · no homes built on it yet · 256 m
      • 40.1 ha zoned for homes · no homes built on it yet · 269 m
      • 52.7 ha zoned for homes · no homes built on it yet · 281 m
      • 60.8 ha zoned for homes · no homes built on it yet · 304 m
      • 0.2 ha zoned for homes · no homes built on it yet · 323 m
      • 1.4 ha zoned for homes · no homes built on it yet · 470 m

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

      Sources: acp, bcms, derelict, npad · fetched 2 Oct 2026, 23:01
      SourceLicenceFetchedLink
      acpCC-BY-4.02 Oct 2026, 23:01open
      bcmsCC-BY-4.08 Oct 2026, 06:04open
      derelictCC-BY-4.05 Oct 2026, 09:35open
      npadCC-BY-4.09 Oct 2026, 01:41open
      Figure 7

      Applications within 500 m, by year

      Between 1 and 4 a year; busiest 2022. 91% of decisions were approvals.

      2018: 6, 2019: 2, 2020: 1, 2021: 3, 2022: 4, 2023: 3, 2024: 1, 2025: 205102018: 5 approved2018: 1 refused6’18*2019: 1 approved2019: 1 refused2’192020: 1 approved1’202021: 3 approved3’212022: 4 approved4’222023: 3 approved3’232024: 1 approved1’242025: 2 approved2’25
      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 3 in the last 12 months

      See every application on the map

      How we work this out
      Descriptions are shortened by the national planning database (to 80 characters in Dún Laoghaire-Rathdown, 70 in Fingal), and it does not publish applicants' names.
      Sources: npad, acp, bcms · fetched 9 Oct 2026, 01:41
      SourceLicenceFetchedLink
      npadCC-BY-4.09 Oct 2026, 01:41open
      acpCC-BY-4.02 Oct 2026, 23:01open
      bcmsCC-BY-4.08 Oct 2026, 06:04open
      Building work nearby 1 in the last 12 months
      1 not signed off
      • Harbour Road, Banagher, Offaly, R42 XY40 · 19 Jul 2026 · 12 homes · 7-day notice not signed off · 2360108 · 467 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: bcms · fetched 8 Oct 2026, 06:04
      SourceLicenceFetchedLink
      bcmsCC-BY-4.08 Oct 2026, 06:04open
      0
      Named places nearby: estate, schemes, crèches, schools

      Named places estate, developments, inspections

      Crèches and schools inspected

      NameLatest inspectionDistance
      Discover Montessori · Crèche29 Jan 2025 · report · Tusla Early Years Inspectorate424 m
      The Cottage Montessori · Crèche16 Sept 2025 · report · Tusla Early Years Inspectorate634 m
      How we work this out
      Organisations only: a person named on an application is never listed. Inspection dates and links are the publisher's; read their report for the findings.
      Sources: schools, tusla_ey · fetched 27 Sept 2026, 23:32
      SourceLicenceFetchedLink
      schoolsCC-BY-4.027 Sept 2026, 23:32open
      tusla_eypublic (Tusla statutory register; acknowledgement required, no open licence stated)5 Oct 2026, 23:33open
      How busy is this area Busier than most of Offaly County Council.
      Homes approved
      Here0
      Council middle0
      Homes started
      Here16
      Council middle1
      How we work this out
      Homes approved counts schemes of 10 or more homes (one-off houses are not included). Homes started counts every home in a notice that building work was starting. The council figure is the middle value across the council's built-up squares of the same area (3.1 km², about a 1 km circle), so half of them saw more and half fewer.
      Sources: acp, bcms, npad · fetched 2 Oct 2026, 23:01
      SourceLicenceFetchedLink
      acpCC-BY-4.02 Oct 2026, 23:01open
      bcmsCC-BY-4.08 Oct 2026, 06:04open
      npadCC-BY-4.09 Oct 2026, 01:41open
      Question 5

      What's the area like?

      Figure 8

      This street block against the council

      63% owner-occupied (council 72%).

      Homes built before 1971
      29% · council 30%
      Homes built since 2001
      51% · council 34%
      Owner-occupied
      63% · council 72%
      Rented
      31% · council 22%
      Children under 15
      18% · council 21%
      Aged 65 and over
      13% · council 16%
      Households with 2+ cars
      39% · council 47%
      Work mainly from home
      5% · council 8%
      This small area (279 people)Offaly

      MeasuredCSO Census 2022, Small Area Population Statistics (CC BY 4.0) · small area 187009001

      Bus
      26 m
      Banagher FETC · 850 · busiest stop within 500 m: 1 an hour at peak
      Nearest school
      91 m
      St Rynaghs NS, 249 pupils
      Schools, stops and the council

      Schools

      • St Rynaghs NS · primary · 249 pupils · 91 m
      • Banagher College · postprimary · 556 pupils · 220 m

      Stops 4

      • Banagher FETC · 850 · 0/hour at peak · 26 m
      • Banagher FETC · 850 · 0/hour at peak · 35 m
      • Banagher · 840, 850 · 0/hour at peak · 430 m
      • Banagher · 840, 850 · 1/hour at peak · 443 m

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

      • St Rynaghs NS · 91 m-0.8% pupils (249)
      • Banagher College · 220 m-1.2% pupils (556)
      Sources: gtfs, schools, npad, consult, moderngov, lda_lands, cso_saps_2022, National Transport Authority, Fingal County Council and Dún Laoghaire-Rathdown County Council development plan layers (CC BY 4.0), dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0), EPA strategic noise maps, Fingal County Council · fetched 4 Oct 2026, 23:41
      SourceLicenceFetchedLink
      gtfsCC-BY-4.04 Oct 2026, 23:41open
      schoolsCC-BY-4.027 Sept 2026, 23:32open
      npadCC-BY-4.09 Oct 2026, 01:41open
      consultpublic9 Oct 2026, 01:21open
      moderngovpublic9 Oct 2026, 01:22open
      lda_landsCC-BY-4.011 Sept 2026, 16:43open
      cso_saps_2022CC BY 4.0—open
      National Transport AuthorityCC BY 4.0——
      Fingal County Council and Dún Laoghaire-Rathdown County Council development plan layers (CC BY 4.0)CC BY 4.0——
      dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0)CC BY 4.0——
      EPA strategic noise mapsCC BY 4.0——
      Fingal County CouncilCC BY 4.0——
      Question 6

      What to ask, and who

      1. Demolition (22595) approved 2023, not started: still planned?
        Ask for: The grant, and whether it stays with the house.
        Seller · solicitor
      2. Apartments (22385) approved 2023, not started: still planned?
        Ask for: The grant, and whether it stays with the house.
        Seller · 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
      Kylebeg or Banagher
      Electoral division
      Banagher
      Electoral area
      Birr
      Council
      Offaly County Council
      Everything we found, as a list 8 lines
      • 3 applications on this site; latest 22595, approved 2023, not started, runs out 2029.
      • Zoned R2 (existing residential); not protected; no vacant land tax.
      • 8 sites nearby could change: 8 empty zoned plots.
      • Banagher (bus 840, 850) 443 m away: 1 an hour at morning peak.
      • Here (2022 census): 63% owner-occupied (council 72%); 12% of homes empty (council 8%); most built 2001–2010; 68% drive to work (council 65%); population up 5% since 2016.
      • The council decides in a median 79 days (about 11 weeks); 50% are asked for more information.
      • 3 applications nearby in the last 12 months.
      • 16 homes started within 1 km in 3 years (council middle 1).
      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.
      • Protected building (Protected structure (Record of Protected Structures)): A building the council has listed for its heritage value.
      • 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 27
      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-4.02 Oct 2026
      data.nbco.gov.ieNational Building Control Office (BCMS)CC-BY-4.08 Oct 2026
      data.gov.ieVarious (see each layer)mixed — CC-BY-4.0 except OPW flood (CC…27 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
      dlrcoco.citizenspace.com | https:Local authorities (consultation portals)public9 Oct 2026
      www2.courts.ie—all-rights-reserved9 Oct 2026
      cso.ie—CC BY 4.0—
      dartplus.ie project extents over NTA GTFS rail shapes (CC BY 4.0)—CC BY 4.0—
      services-eu1.arcgis.comLocal authorities (derelict sites registers)CC-BY-4.05 Oct 2026
      transportforireland.ieNational Transport AuthorityCC-BY-4.04 Oct 2026
      lda.ieLand Development AgencyCC-BY-4.011 Sept 2026
      meetings.fingal.ieLocal authorities (council meetings)public9 Oct 2026
      services.arcgis.comDepartment of Housing (National Planning Application Database)CC-BY-4.09 Oct 2026
      services-eu1.arcgis.comTailte ÉireannCC-BY-4.011 Sept 2026
      services-eu1.arcgis.comCSO, Tailte Éireann, OpenStreetMap contributorsCC-BY-4.04 Oct 2026
      propertypriceregister.ieProperty Services Regulatory Authority (PPR)PSI — PSRA re-use terms (psr.ie/re-use…9 Oct 2026
      services-eu1.arcgis.comLocal authorities (Record of Protected Structures)unstated (council's public ArcGIS serv… · flag only—
      services.arcgis.comLocal authorities (RZLT maps)CC-BY-4.04 Oct 2026
      gov.ieDepartment of EducationCC-BY-4.027 Sept 2026
      gov.ieDepartment of HousingCC-BY-SA-4.025 Sept 2026
      tusla.ieTusla (Early Years Inspectorate)public (Tusla statutory register; ackn…5 Oct 2026
      services.arcgis.comLocal authorities via the Department of Housing (GZT / MyPlan)CC-BY-4.04 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 9 Oct 2026, 04:02 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.