Core Refusal Reason
The proposal fails to demonstrate that the conversion of the former stable building preserves the character and integrity of the Protected Structure, while also providing substandard residential amenity and failing to prove legal access.
Decision Maker's Conclusion
- The Architectural Heritage Impact Assessment (AHIA) failed to adequately address the impact of modern interventions and site subdivision on the character and integrity of the Protected Structure and its curtilage.
- The residential unit provides inadequate internal amenity for future occupants, specifically citing floor-to-ceiling heights (2.2m-2.39m) that fall below the 2.4m minimum standard and a restrictive single-aspect design.
- The applicant failed to provide evidence of legal consent to access the site via a private laneway and did not submit a comprehensive conservation strategy for the remainder of the stable block outside the application boundary.
Cited Policies (CDP)
Section 2.1 of Volume 4Policy 13-1NBH4TC4SC2Section 8.5Section 3.21 of the Sustainable Urban Housing Design Standards
Decision Document Summary
This application sought retention permission for the conversion of a former stable building into a 52.9 sqm residential unit located within the curtilage of the Former Bank of Ireland, a Protected Structure in Cahir. Although the site is zoned for Town Centre uses, the Planning Authority raised serious concerns regarding the quality of the conversion and its impact on heritage. The proposal was found to be deficient due to substandard ceiling heights, a lack of demonstrated right-of-way over a p...SOURCE PDFOpen Original
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