24/5565
a) Convert existing disused public house to 3 no. residential units (2 no. 2 bed and 1 no. 1 bed), each with own door access to the street, b) Demolish part of ground floor of public house and provision of a central arched pedestrian entrance giving access to a central courtyard, c) Raise the roof to the rear of existing ridgeline to allow for habitable accommodation, d) Demolish existing extensions/outbuildings to the rear of the site and e) Construct a 4 storey building with 2 no. 1 bed apartments on each floor served by central stairwell and all associated site works.
Core Reason for the Refused Part
While the Planning Authority issued a split decision refusing the apartment block, the Inspector recommends a full GRANT of permission, concluding that the proposed infill development is consistent with the 'Town Centres/Neighbourhood Centres' zoning, provides an appropriate residential density, and respects the character of the Architectural Conservation Area without significantly impacting the amenities of adjacent properties.
Decision Maker's Conclusion
- The development constitutes a sustainable use of brownfield, town-centre land that aligns with national and local policies for urban regeneration and compact settlement.
- The revised design, height (2.5 storeys), and layout of the apartment block are sympathetic to the Midleton Architectural Conservation Area and the scale of the existing streetscape.
- Potential impacts on the residential amenity of neighboring Granary Court, specifically regarding overshadowing and overbearance, are acceptable given the town-centre context and the significant setbacks provided in the revised Further Information response.