Offaly County Council covers Tullamore, Birr, Edenderry, Clara and Banagher, the Shannon callows and Clonmacnoise, and the boglands of the Midlands. With the end of commercial peat harvesting, Offaly is at the centre of Ireland's just transition, which has brought new renewable energy, enterprise and tourism proposals.
Ireland Planning advises homeowners, farmers, landowners, businesses and developers on planning permission in the Offaly County Council area. Advice is provided by our planning team, led by a chartered planning consultant and Full Corporate Member of the Irish Planning Institute (MIPI). We review the planning history, the Offaly County Development Plan and any site constraints before you commit to drawings or a purchase.
Planning permission in Offaly: local context
Large parts of Offaly's boglands, once harvested by Bord na Móna, are being rehabilitated or proposed for wind, solar and other renewable energy developments. Such proposals need careful assessment of landscape, ecology, archaeology and grid connection, alongside the wider policies for the Midlands' just transition.
Clonmacnoise, the Shannon callows and the Slieve Bloom Mountains are sensitive heritage and natural landscapes. Development near the Shannon at Banagher and Shannonbridge also needs careful flood-risk assessment.
Tullamore and Birr are the main towns. Birr's Georgian streets are an Architectural Conservation Area with many protected structures, and Tullamore has ongoing town-centre regeneration. Rural housing is generally assessed against local need and site suitability.
Key planning considerations in Offaly
These are the issues that most often decide applications to Offaly County Council:
- Peatland transition, wind and solar energy development
- Clonmacnoise, the Shannon callows and flood risk
- Birr Georgian town ACA and protected structures
- Tullamore town-centre regeneration
- Rural housing and site suitability
- Slieve Bloom Mountains landscape
Towns and areas we cover
We advise on sites throughout the Offaly County Council area, including:
Tullamore · Birr · Edenderry · Clara · Banagher · Kilcormac · Ferbane · Daingean · Shinrone · Moneygall · Rhode · Shannonbridge · Cloghan · Portarlington (Offaly side)
Our planning services for Offaly County Council applications
- Planning feasibility reviews and pre-planning (Section 247) consultation with Offaly County Council
- House extensions, attic conversions and garage conversions, assessed against the Offaly County Development Plan
- One-off rural houses, local need and rural housing policy compliance
- Change of use for shops, offices, clinics, restaurants and other premises
- Commercial to residential conversions and living over the shop
- Commercial, retail and business planning applications
- Retention planning permission for unauthorised works and enforcement issues
- Planning refusals, conditions and appeals to An Coimisiún Pleanála
- Section 5 declarations on whether works are exempted development
- Third-party observations and objections on planning applications
Planning refusals and appeals to An Coimisiún Pleanála
If Offaly County Council has refused permission or attached conditions that make a project unworkable, the options include an appeal to An Coimisiún Pleanála, a revised application that addresses the reasons for refusal, or a further information strategy. We review the planner’s report, the reasons for refusal and the relevant policies before recommending a route. See our planning refusals and appeals service.
Frequently asked questions about planning permission in Offaly
Do solar farms in Offaly need planning permission?
Yes. Solar farms, battery storage and wind developments generally need planning permission, and larger schemes may be strategic infrastructure applications made directly to An Coimisiún Pleanála. We advise on the correct route and the supporting assessments.
Do I need permission for works to a house in Birr?
If the house is a protected structure or in Birr's Architectural Conservation Area, works such as replacement windows, extensions and external changes can require permission. We check the status of the building first.
How long does Offaly County Council take to decide a planning application?
Offaly County Council must generally decide a valid planning application within eight weeks of receiving it. If the council requests further information, the decision is usually due within four weeks of that information being received. Invalid applications are returned, so a complete, well-prepared submission saves time.
Can I appeal a decision made by Offaly County Council?
Yes. Applicants, and third parties who made a valid submission on the application, can generally appeal a decision by Offaly County Council to An Coimisiún Pleanála (formerly An Bord Pleanála) within four weeks of the decision date. The deadline is strict, so get advice as soon as the decision issues.
Information to include with your enquiry
The more accurately we understand the site and proposed development, the more useful an initial response can be.
- Full property address and Eircode, if available
- Existing use and proposed use or works
- Any planning reference numbers, decisions or drawings
- Relevant timescales and known constraints
Neighbouring planning authorities
We also advise on projects in nearby council areas: Westmeath County Council, Kildare County Council, Laois County Council, Tipperary County Council, Galway County Council, Roscommon County Council. See every county and council we cover on our planning permission by county and council page.
Request a planning assessment
Contact Ireland Planning on 01 223 2496 or email info@irelandplanning.ie with the site address and your proposal. We will explain the planning position with Offaly County Council and the next practical step for your project.
Request a Planning Assessment →
Planning law and local policy can change. Any general information on this page should be checked against the provisions in force and the specific property circumstances before relying on an exemption or commencing works.