Proposed variation to Tipperary County Development Plan
Tipperary County Council, proposes a variation of the Tipperary County Development Plan 2022-2028, in accordance with Section 58 of the Planning and Development Act 2024 (as amended).
Reason for the Proposed Variation No. 1
The Proposed Variation is to align the Tipperary County Development Plan 2022-2028, with the ‘NPF Implementation: Housing Growth Requirements Guidelines for Planning Authorities’ issued under Section 28 of the Planning and Development Act, 2000 (as amended), which were published to give effect to the National Planning Framework First Revision (2025).
The proposed Variation No. 1 seeks to ensure that the necessary planning framework is in place, including sufficient residential zoned land, to facilitate the achievement of housing growth requirements over the period of the Tipperary County Development Plan 2022-2028 and beyond.
Content of Proposed Variation No. 1
The Proposed Variation consists of amendments to the Written Statement (Volume 1); the Settlement Guide and Settlement Plans and Serviced Land Assessment (Volume 2); and the Development Management Standards (Volume 3 Appendix 6); and can be summarised as follows:
Part A: Volume 1 (Written Statement) & Volume 3 (Appendix 6 - Development Management Standards)
A revised updated Core Strategy (Volume 1);
New policies and amendments to existing policies to support and facilitate residential development (Volume 1);
Associated updates to text narrative (Volume 1 and 3);
Part B: Volume 2 - Settlement Guide, Settlement Plans, and Serviced Land Assessment
Inclusion of Zoning Maps for Key Towns (Clonmel, Nenagh and Thurles) and District Towns (Carrick-on-Suir, Roscrea, Tipperary Town, Cashel, Cahir and Templemore), previously contained in Local Area Plans / Town Development Plans. This will result in all zoning maps for the County being contained within the Tipperary County Development Plan.
Amendments to the zoning maps of 24no. settlements to take account of the revised updated Core Strategy including:
3no. Key Towns - Clonmel, Nenagh and Thurles
6no. District towns - Carrick-on-Suir, Roscrea, Tipperary Town, Cashel, Cahir and Templemore
3no. Local Towns - Ballina, Newport and Fethard
12no. Service Centres (Population over 400 persons) - Ardfinnan, Ballyclerihan, Borrisokane, Borrisoleigh, Clogheen, Cloughjordan, Holycross, Killenaule, Kilsheelan, Mullinahone, Portroe and Two-Mile-Borris
Standardised zoning objectives are applied to all zoning maps.
A revised, updated zoning matrix to reflect that all zoning maps for the County are now contained in the Tipperary County Development Plan.
An Appendix to the Residential Serviced Land Assessment to take account of proposed zoning changes for each of the 24no. settlements.
Associated updates to text narrative.
The Proposed Variation is accompanied by:
A Strategic Environmental Assessment (SEA) Screening Determination and SEA Environmental Report pursuant to the European Strategic Environmental Assessment Directive (2001/42/EC) and the European Union (Land Use Planning – Strategic Environmental Assessment) Regulations 2025;
An Appropriate Assessment (AA) Screening Determination and Appropriate Assessment Stage 2 Report (Natura Impact Report) – pursuant to Article 6(3) of the European Habitats Directive (92/43/EEC) and the Planning & Development Act 2024 (as amended); and
A Strategic Flood Risk Assessment, in accordance with the relevant Section 28 Guidelines.
Public Display of the Proposed Variation:
A copy of the Proposed Variation together with the associated Environmental Report and Natura Impact Report is on public display from Friday 20th March 2026 to Monday 20th April 2026 at 4pm (inclusive) and is available to view online at yoursay.tipperarycoco.ie and may also be inspected during normal opening hours (excluding public holidays) at the following locations:
Civic Offices, Emmet Street, Clonmel, Co. Tipperary, E91 N512
Civic Offices, Limerick Road, Nenagh, Co. Tipperary, E45 A099
Municipal District Office, New Street, Carrick-on-Suir, E32 YV00
Municipal District Office, Castle Avenue, Thurles, E41 KA44
Municipal District Office, Rosanna Road, Tipperary Town, E34 WD51
Public Information Drop-In Sessions
Five public information drop-in sessions will be held in respect of the Proposed Variation No. 1 to the Tipperary County Development Plan 2022-2028 during which Council staff will be available to answer questions, including one at Nenagh Libraryon Tuesday, March 31st from 3pm-7pm.
CLOSING DATE FOR RECEIPT OF SUBMISSIONS: 4pm on Monday 20th April 2026. Late submissions will not be accepted.
Click here for more information and details about making a submission