Core Refusal Reason
The proposed residential development is not permitted on lands zoned for 'Employment' use and fails to meet minimum national design standards for apartment units.
Decision Maker's Conclusion
- The proposal is contrary to the land-use zoning objective for the site, as residential use is not permitted on lands zoned for 'Employment' under the Thurles and Environs Local Area Plan 2024.
- The proposed attic conversion provides a substandard living environment, failing to meet minimum requirements for living room width, storage provision, private amenity space, and bedroom floor area as set out in the 2025 Apartment Guidelines.
- The development fails to demonstrate compliance with Building Regulations, specifically regarding the mandatory 2-meter headroom required on all escape routes.
Cited Policies (CDP)
Thurles & Environs Local Area Plan 2024 Policy 2.1Thurles & Environs Local Area Plan 2024 Policy 2.5Thurles & Environs Local Area Plan 2024 Policy 3.1Thurles & Environs Local Area Plan 2024 Policy 5.3Thurles & Environs Local Area Plan 2024 Policy 6.12Tipperary County Development Plan 2022 Section 4.9Tipperary County Development Plan 2022 Table 6.5
Decision Document Summary
The applicant sought permission for internal alterations and the conversion of attic storage space into a one-bedroom apartment at Kenneth House, Parnell Street, Thurles. The site is situated on a 0.028ha plot zoned for 'Employment' use, where residential development is not normally permitted. Tipperary County Council refused the application because the residential use contravenes the Local Area Plan's zoning objectives and the proposed unit would result in a poor standard of residential amenity...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.