Offaly issued a conditional decision on 17 July 2026. Commission appeal 501883, lodged on 13 August 2026, remains pending. The findings retain the original material examples and later council conditions without treating either as final appeal consent or installed work.
The council decision describes 20 houses in Phase 1
Council decision under appeal · Offaly 2560508: Phase 1 only
What the evidence says
The 17 July 2026 notification describes 20 houses in Phase 1 and lists 17 conditions. It expressly says the notice is not a grant of permission. The separate Commission appeal remains pending.
Why it may matter — interpretation
Interpretation: preserves the phase quantity and the difference between a council decision and final consent.
What is not established
The overall multi-phase total, final appeal outcome and commencement are not established.
Inspect the evidence
Notification of decision and 17 conditions · p.1
HOUSES IN PHASE 1 · Issued 2026-07-17 · Council decision dated 17 July 2026; subsequent appeal pending · Checked 2026-09-05
HOUSES IN PHASE 1
The later condition qualifies the original finishes examples
Council decision under appeal · Original sample images and the July 2026 council-conditioned version under appeal
What the evidence says
The original samples show brick, coloured render, concrete roof tiles, PVC windows and sheet-metal porch finishes. The later condition requires dark roofs, muted walls, aluminium, timber or non-white uPVC window frames, and timber front doors unless otherwise agreed. No specific brand is selected.
Why it may matter — interpretation
Interpretation: distinguishes photographic examples from the later material requirements.
What is not established
A final coordinated schedule, agreed substitutions and procurement are not established.
Inspect the evidence
Photographic samples: external house and boundary finishes · p.3
Selected Brick Finish · Issued Not stated · Original sample-image submission; issue date not stated; received 23 October 2025; received 2025-10-23 · Checked 2026-09-05
Selected Brick Finish
Notification of decision and 17 conditions · p.4
neutral /muted colours · Issued 2026-07-17 · Council decision dated 17 July 2026; subsequent appeal pending · Checked 2026-09-05
neutral /muted colours
Surface runoff must remain within the drainage system
Council decision under appeal · July 2026 council-conditioned drainage for Phase 1; appeal pending
What the evidence says
Condition 4(l) directs runoff to on-site soakaways or attenuation overflowing to the adjacent watercourse. It prohibits runoff onto public roads or adjoining property.
Why it may matter — interpretation
Interpretation: identifies the drainage route without assuming one selected storage product.
What is not established
Final storage volume, selected system and construction are not established.
Inspect the evidence
Notification of decision and 17 conditions · p.3
soakaways or proposed attenuation · Issued 2026-07-17 · Council decision dated 17 July 2026; subsequent appeal pending · Checked 2026-09-05
soakaways or proposed attenuation
Regional-road lighting has a specific condition
Council decision under appeal · Council-conditioned lighting along the regional roads, not a whole-site luminaire schedule
What the evidence says
Condition 10 requires new public lighting along the regional roads to follow the ESB network requirements identified in the decision, including subsequent addenda.
Why it may matter — interpretation
Interpretation: identifies an external lighting package with a defined location.
What is not established
Luminaire model, count, colour temperature and installation are not established.
Inspect the evidence
Notification of decision and 17 conditions · p.6
New public lighting · Issued 2026-07-17 · Council decision dated 17 July 2026; subsequent appeal pending · Checked 2026-09-05
New public lighting
Telecommunications ducts must be separate from other utilities
Council decision under appeal · July 2026 council-conditioned external service infrastructure; appeal pending
What the evidence says
Condition 13 requires underground external service cables and dedicated open-access telecom ducting separate from other utility ducts. Duct details require written agreement before development.
Why it may matter — interpretation
Interpretation: identifies a distinct telecom duct package.
What is not established
Agreed dimensions, duct lengths, service provider and installation are not established.
Inspect the evidence
Notification of decision and 17 conditions · p.7
Dedicated open access telecommunications · Issued 2026-07-17 · Council decision dated 17 July 2026; subsequent appeal pending · Checked 2026-09-05
Dedicated open access telecommunications
Selected pages of 2 government-published PDFs were visually inspected. The exact council index contains 70 document rows. Four PDFs were accessed; selected pages of two support these findings. The FI cover and planner report were text-screened, not counted as visually inspected supporting documents. The remainder of the catalogue has not been reviewed. Proposals do not establish procurement or installed work.