Core Planning Reasoning
The development was recommended for a grant of permission as it aligns with the 'Town Centre' zoning objective, represents sustainable brownfield regeneration, and respects the character of the protected structure, provided that one floor is omitted to ensure adequate residential amenity and visual compatibility with the Architectural Conservation Area.
Decision Maker's Conclusion
- The proposed density of 166 dph is far in excess of the standard 40-100 dph guidelines for town centres, necessitating a reduction in height to ensure a more sustainable scale of development.
- The omission of the second-floor level from the rear apartment blocks is required to resolve sunlight/daylight deficiencies for lower-level units and to mitigate the visual impact on the setting of St. Aidan’s Cathedral and the surrounding ACA.
- Subject to compliance with conditions, including archaeological monitoring and conservation-led method statements for the protected structure, the proposal constitutes an acceptable use of a central infill site.
Cited Policies (CDP)
Objective SH01Objective SH15Objective SH16Objective SH20Objective TV21Objective TV44Objective AH01Objective BH06Objective BH07Objective BH13Objective ACA01Objective ACA03Wexford County Development Plan 2022-2028Town Centre (TC) Zoning
Decision Document Summary
The application seeks permission for a high-density residential scheme at 20 Main Street, Enniscorthy, involving the conversion of a protected structure (retail/office to 2 apartments) and the construction of an 18-unit apartment block to the rear. The 0.12-hectare site is located within an Architectural Conservation Area and is constrained by significant level changes and proximity to St. Aidan's Cathedral. While the Inspector supported the principle of urban consolidation and the reuse of a hi...SOURCE PDFOpen Original
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