Tipperary plan variation targets housing capacity across 24 settlements
Revised zoning and core strategy aim to align county plan with national housing growth requirements
11 April 2026 | editor@breakingground.news
Tipperary County Council has opened a statutory public consultation on Proposed Variation No. 1 to the Tipperary County Development Plan 2022–2028, with a focus on aligning the county’s planning framework with updated national housing growth requirements.
The variation, published under Section 58 of the Planning and Development Act 2024, is on public display from 20 March to 20 April 2026. It responds directly to the National Planning Framework First Revision (2025) and associated Housing Growth Requirements Guidelines issued to planning authorities.
At its core, the proposed changes seek to ensure sufficient zoned and serviced land is available to meet projected housing demand across the county to 2028 and beyond. This includes a revised Core Strategy, updated policies to support residential delivery, and amendments to development management standards.
A significant structural change is the consolidation of all zoning maps into the County Development Plan. Zoning maps for three key towns – Clonmel, Nenagh and Thurles – and six district towns – Carrick-on-Suir, Roscrea, Tipperary Town, Cashel, Cahir and Templemore – will be incorporated, replacing their previous inclusion in Local Area Plans and Town Development Plans.
In total, zoning amendments are proposed across 24 settlements. These include:
- 3 key towns
- 6 district towns
- 3 local towns (Ballina, Newport and Fethard)
- 12 service centres with populations over 400
The variation introduces standardised zoning objectives across all settlements and includes a revised zoning matrix. An updated Residential Serviced Land Assessment, including a new appendix, reflects the proposed zoning changes and their implications for housing delivery.
The plan is accompanied by a full suite of environmental assessments, including a Strategic Environmental Assessment Environmental Report, an Appropriate Assessment Natura Impact Report, and a Strategic Flood Risk Assessment.
Five public information sessions are scheduled across the county in Nenagh, Clonmel, Thurles, Carrick-on-Suir and Tipperary Town between 31 March and 14 April, providing industry stakeholders and the public with direct access to planning officials.
Submissions can be made online or in writing up to 4pm on 20 April 2026. All submissions will be published and considered as part of the Chief Executive’s Report prior to any formal adoption of the variation.
For developers, landowners and construction stakeholders, the variation signals a recalibration of land supply and zoning policy in line with national housing targets, with implications for site viability, planning strategy and pipeline delivery across Tipperary.
