Tipperary County Council
Civic Offices, Clonmel | Civic Offices, Nenagh,
Co. Tipperary
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Telephone:
+353(0)761 065000
9.30 - 4.30 Mon-Fri
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Tipperary County Council Civic Offices, Clonmel | Civic Offices, Nenagh, Co. Tipperary
Tipperary County Council Civic Offices, Clonmel | Civic Offices, Nenagh, Co. Tipperary
customerservices@tipperarycoco.ie

Planning- Our Purpose

The purpose of the Planning Section is to provide for the proper planning and sustainable development of the county, to promote and facilitate the development of sustainable communities and enterprise, and to ensure the protection of the natural and built heritage and amenity of the county.

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Record-based Planning Enquiry System (ePlan)

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FAQs

Apply for Planning Permission

What are Pre-Planning Meetings?

A pre-planning consultation can be requested with the planner for your area prior to making an application.

The pre-planning consultation form must be completed and returned to the Planning Office together with the relevant location map by e-mail to planning@tipperarycoco.ie or by post to:

The Planning Section, Tipperary County Council, Civic Offices, Nenagh, Co. Tipperary or
The Planning Section, Tipperary County Council, Civic Offices, Clonmel, Co. Tipperary.

What types of Permission are available?

There are three types of permission, namely, Outline Permission, Permission following Grant of Outline Permission and Permission.

Outline Permission is suitable when a person wants to find out if permission will be granted for a particular development but is not in a position to submit the exact plans. The grant of Outline Permission states that the Planning Authority is in agreement in principle with the proposed development, subject to the submission of an application for "Permission following grant of Outline Permission"(Permission Consequent).

Permission following grant of Outline Permission (Permission Consequent): This type of application follows the grant of an Outline Permission and must be submitted within 3 years of the grant of Outline Permission. It provides for the submission of detailed plans and drawings of the proposed development.

Permission: This type of planning application provides for the submission of detailed plans and full particulars of the proposed development. A successful application in this case will enable the applicant to commence development if he or she is otherwise entitled to do so.

Do I need Planning Permission?

All development of land or property requires Planning Permission unless it is Exempt Development.

Development means the carrying out of any works on, in, over or under land or the making of any material change in the use of any structures or other land.

Development includes:-

  • Building, Demolition, Alteration of Buildings or on Land
  • Material (i.e. Significant) Change of Use of Buildings or Land
  • New buildings and extensions to/refurbishment of existing buildings

Who Can Make a Planning Application?

An application may only be made by a person who has sufficient legal interest in the land to enable that person to carry out the development or who has the written consent of the owner. You should give full particulars of your legal interest in the site/structure on the planning application form.

How do I make a submission/observation on a Planning Application?

Any person has the right to make a submission or observation on a planning application, under Article 29 of the Planning and Development Regulations 2001, as amended. A submission or observation can be made in writing in relation to any planning application within 5 weeks beginning on the date of receipt by the planning authority of the application. All submissions must include a prescribed fee of €20 and payment can be made by cash, cheque, draft, postal order or credit/debit card. Any submission or observation made to the Planning Authority is made available for public inspection both in the hard copy file and on the Council’s website.

Is a Planning Application Available for Public Inspection?

When you apply for planning permission, your application particulars will be published on a weekly list which is available on request by email to any person, body or organisation.

Your application includes all submissions and objections, the decision and any reports. These are made available for public inspection and on Council’s website for a period of 7 years.

A member of the public may purchase from the Council a full copy of your application including plans, maps and drawings, submissions and objections, the decision and any reports.

What's the Period for Dealing with a Planning Application?

The time-frame for deciding on a planning application is 8 weeks. Before this period expires, the Council must grant permission, refuse permission, request further information or, with your agreement, extend the time period.

The Council cannot determine your application within the first 5 weeks. This is to allow third parties an opportunity to make submissions on your application.

If on request, further information is forwarded to the Council and does not require any clarification, the Council has 4 weeks to make a decision on your application. If you do not reply to further information within 6 months of being requested, your application will be declared withdrawn.

The nine days from 24 December to 1 January inclusive are excluded from the stated time periods.

Letter confirming Development Contributions have been paid

The Planning Authority regularly receives correspondence from Solicitors/other parties requesting a letter confirming that development contributions have been paid in compliance with the relevant condition of the planning permission.

The fee for this letter is €25.

Enforcement

What are the statutory time limits for taking Enforcement Action?

Under the Planning and Development Act 2000 proceedings can not commence.

  • In respect of a development where no permission was granted, after seven years from the date of the commencement of the development.
  • In respect of a development which was granted Planning Permission, after seven year from the date of expiration of that permission

What actions will be taken when my complaint is received?

An acknowledgement will be issued. The complaint will be referred to the Planning Inspector and a site inspection will take place.

You will be forwarded a copy of any Warning Letter or Enforcement Notice issued. Where the Planning Authority decides not to issue a Warning Letter or Enforcement notice you will be advised in writing within two weeks of making that decision.

How long will it take to investigate my complaint?

Written complaints must be investigated within 6 weeks.

What is Exempted Development?

Exempted development is development for which planning permission is not required. Generally, it includes developments of a minor nature such as

Building of an extension, shed, garage, boundary walls etc. within the curtilage of a dwelling house subject to conditions and limitations (see below) and not restricted by a condition of a planning permission.

  • Works that affect only the interior of a structure.
  • Works that do not affect the external appearance of a structure.
  • Some agricultural structures.
  • Some changes of use.

Full details of exempted development provisions including conditions and limitations is contained in Schedule 2 of the Planning and Development Regulations 2001 – 2018. The Department of Housing, Planning and Local Government has produced planning leaflets for the general public in relation to frequently asked questions including exempt development Planning Leaflets

Note, in certain instances, development is restricted from exemptions. These are set out Article 9 (1) of the above Planning and Development Regulations 2001 – 2018.

How do I check if planning permission has been granted for a development?

You can inspect the Planning Register in the Planning Department.
Planning Lists and Drawings can be viewed at the Planning Public Counter or at the following links or by clicking on the Search Planning Records link on the right hand side menu.

If I have breached the planning laws unintentionally what should I do?

If you think you may be in breach of planning laws you should contact Tipperary County Council’s Planning Department to discuss the steps you need to take to rectify the situation.

How do I make a complaint regarding Unauthorised Development?

Under the Planning and Development Act 2000 a complaint must be made in writing, and can be sent to the following address

Planning Department,
Tipperary County Council,
Civic Offices,
Limerick Road,
Nenagh,
Co. Tipperary.
-or- Planning Section,
Tipperary County Council,
Civic Offices,
Emmet Street,
Clonmel,
Co. Tipperary

Phone: 0761-06-5000

Alternatively you can email your complaint to: planning@tipperarycoco.ie

Information you need to provide when making a Complaint

  • The location of the site,
  • details of the suspected breach,
  • any details you have regarding the owner or occupier of the property,
  • the date the development began,
  • your name and address and
  • daytime contact telephone number and the
  • Planning Application Reference no. if applicable

Is my complaint confidential?

Your name and address will be treated in strictest confidence by Tipperary County Council. You should note that under the Freedom of Information Acts a copy of a complaint can be sought, however Tipperary County Council's policy is to withhold the name and address of complainants unless consent is given to release them.

Objections and Submissions

Can I comment on any planning application?

The planning authority may only consider the proper planning and development of their area and the preservation and improvement of amenities, having regard to the provisions of their development plan. Therefore, the authority may only consider objections based on planning considerations and not those based on personal dislikes or grievances, non-planning issues associated with nuisance claims or legal disputes, etc. The "proper planning and sustainable development" of an area will generally relate to:
appropriate land use (zoning), adherence to established planning and development practices, preservation, improvement and extension of amenities, traffic safety, Development density, size, location etc. The development plan for the area will give an indication of relevant planning issues.

To whom do I make comment on a Planning Application or Decision?

You should address all comments, in writing, to the planning authority (Tipperary County Council). Every observation/comment/objection must quote the reference number allocated to the application by the authority and include a name and correspondence address and a fee of €20.

How will I know about a particular planning application?

An applicant for planning permission must publish notice of the application in a locally circulating newspaper (the planning authority has a list of approved newspapers which it accepts for the making of a public notice) and by erecting a site notice in a conspicuous position. An application must be received by the planning authority within 2 weeks of the newspaper notice. A site notice must be put up on or before the date you make the application and be kept in position, in a legible condition, for at least five weeks after its submission. If you think an application has been made, you can contact the planning authority about recent applications.

How long do I have to comment on a planning application?

Any comments on a planning application must be made within the first five weeks of an application, and a fee of €20 must be paid.

What access to planning information do I have?

You are entitled to view, free of charge, all documents submitted with a planning application at the planning authority's office during office hours from the date of receipt of the application until the decision is made on it. Internal reports on the application, prepared by or on behalf of the planning authority, can be viewed after the planning authority decision has been made, during the period for appeal. Copies of any Environment Impact Statement and of extracts from such a statement can be purchased for a reasonable fee. Planning decisions are available for public inspection for up to 7 years after a decision has been made on the application. Older files may be inspected on payment of a fee of €10. The planning register and map is the record of all planning applications, decisions, appeals, enforcement action etc. The register is open to public inspection, free of charge, at the planning authority offices during office hours.

What type of comments will not be considered?

Objections which are generally not planning related and which normally cannot be taken into account include:
disputes about property rights or location of boundaries, restriction of views from a property, where residential amenities are not affected (e.g. adequate light, overshadowing) - no one has a right to a particular view, trees, shrubs etc. overhanging a property.
If you have a complaint about any of the above, you should normally seek a remedy under civil rather than planning law. You may need to consult a solicitor about your rights in this context.Vexatious or frivolous comments will also be disregarded.

Who will see my comments?

All documents relating to an application, including your written comments, will be available for public inspection.

Will I be informed of the decision?

Yes. Anyone who has made written comments on a planning application within the first five weeks of an application and paid a fee of €20 must be informed by the planning authority of their decision within 3 days of making it. This will usually be done by post; but where a large number of comments have been received, the planning authority may issue notification by way of a public notice in a locally circulating newspaper within 7 days. A public notice is mandatory in the case of applications accompanied by an Environmental Impact Assessment Report.

How do I withdraw an objection?

There is no mechanism in the regulations for the withdrawal of an objection. You may however, make a further addition to your submission instructing the Planning Authority to disregard your original observation. This must be done as soon as possible, as we can only accept any form of submission on a planning application within the first five weeks. Both letters then remain on the file.

What can I comment on?

The planning authority may only consider the proper planning and development of their area and the preservation and improvement of amenities, having regard to the provisions of their development plan. Therefore, the authority may only consider objections based on planning considerations and not those based on personal dislikes or grievances, non-planning issues associated with nuisance claims or legal disputes, etc. The "proper planning and sustainable development" of an area will generally relate to:
appropriate land use (zoning), adherence to established planning and development practices, preservation, improvement and extension of amenities, traffic safety, Development density, size, location etc.
The development plan for the area will give an indication of relevant planning issues.

Will my comments be listened to?

Yes. In deciding an application the planning authority must take written comments on planning matters into consideration. Such comments must be received within the first five weeks of the application and the fee of €20 paid.

Planning

Can I view planning applications on-line?

Planning applications can be viewed on-line via the ePlan online inquiry system. This can be accessed via the Planning page on the Tipperary County Council website. Planning records can be searched by reference number, name, address or date.

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