21775

to construct a two-storey building incorporating 6 No. 1-Bedroom apartments, and a single storey building incorporating 6 storage sheds to be used in conjunction with the apartments, connection to public services and all associated site works to accommodate the development, all accessed by means of an existing covered passage way (Bow-way)

Refused

Core Refusal Reason

The proposal represents overdevelopment of a constrained town-centre site, characterized by excessive density and a design that fails to respect the sensitive historical context of the adjacent Architectural Conservation Area and Protected Structures.

Decision Maker's Conclusion

  • The proposed development constitutes overdevelopment of a restricted site, resulting in excessive density (117 units per hectare) and site coverage that fails to provide adequate residential amenities, such as open space and internal storage, for future occupants.
  • The design, scale, and materials are considered inappropriate for the sensitive location adjacent to an Architectural Conservation Area (ACA) and multiple Protected Structures, failing to successfully integrate into or enhance the character of the existing urban fabric.
  • The proposal fails to meet essential technical and safety standards, specifically regarding inadequate emergency vehicle access, lack of on-site parking, and unresolved issues concerning surface water management and the structural integrity of historic boundary walls.

Cited Policies (CDP)

CDP3.1CDP3.10CDP4.3CDP4.7CDP4.15CDP5.1CDP 5.6CDP 6.15CDP8.21CDP8.22CDP14.2CDP14.3CDP14.7CDP14.12CDP15.2CDP15.8CDP15.10CDP16.10CDP17.1CDP17.2CDP17.3CDP17.4CDP18.8

Decision Document Summary

The applicant sought permission to construct a two-storey building containing six 1-bedroom apartments and six storage sheds at No. 70 Upper O'Connell Street, Ennis, Co. Clare. The site is a backland yard formerly associated with Brandon’s Pub, located within the Ennis Town Centre and immediately adjacent to an Architectural Conservation Area and several Protected Structures, including Ennis Cathedral. The Planning Authority found the proposal unacceptable in its current form due to excessive de...
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