Core Refusal Reason
The Inspector recommended a grant of permission (overturning the local authority's refusal), concluding that the proposal is an appropriate redevelopment of a brownfield site that provides a high-quality residential density, integrates well with the Clonee streetscape, and successfully manages technical issues such as flood risk and architectural heritage.
Decision Maker's Conclusion
- The demolition of existing structures on site, including 'Tolka House', is justified as they lack formal protection, are not listed in the NIAH, and have been significantly altered over time, losing their vernacular character.
- The proposed building height (up to six storeys) is appropriate for this gateway location and is consistent with national policy regarding increased building heights and urban density in town center locations.
- The development is located in a defended flood risk area, and the Inspector is satisfied that the proposed floor levels and mitigation measures ensure the project will not increase flood risk elsewhere or be subject to undue risk.
Cited Policies (CDP)
Meath County Development Plan 2021-2027Zoning B1 (Commercial Town or Village Centre)Policy HER POL 21Policy INF POL 18Policy INF POL 19Policy INF POL 20Objective INF OBJ 21Policy INF POL 22Objective DM OBJ 14Objective DM OBJ 15Objective DM OBJ 16Objective CH POL 10 (2013-2019 Plan)Objective CH POL 20 (2013-2019 Plan)
Decision Document Summary
The proposal involves the demolition of the vacant former McDonalds Public House and the construction of a mixed-use development consisting of 3 retail units and 45 apartments at Main Street, Clonee, Co. Meath. Meath County Council originally refused permission on four grounds: height/scale, flood risk, lack of information regarding Appropriate Assessment, and the loss of architectural heritage. The Inspector's assessment found that the project achieves a density of 104 units per hectare, which ...SOURCE PDFOpen Original
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