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i) demolsh the existing public house & private residence and all rear extensions. ii) Demolish the derelict outbuilding to the rear of the site. iii) construct a two-storey, 3 no. bed dwelling to the front of the site iv) construct two, 4 no. bed dwelling houses to the rear of the site. v) repair and construction of all boundary walls vi) Construct a new shared access road, landscape, parking and all associated site works

Refused

Core Refusal Reason

The application was deferred for further information due to concerns regarding the impact on the Architectural Conservation Area, technical road safety deficiencies, and insufficient details on site services and environmental hazards.

Decision Maker's Conclusion

  • The site's location within the Clonaslee Architectural Conservation Area necessitates a detailed Architectural Impact Assessment to evaluate the impact of substantial demolition and backland development.
  • Significant road safety and access issues remain unresolved, requiring a Stage 1 & 2 Road Safety Audit, swept path analysis for emergency vehicles, and demonstration of 50-meter sight distances.
  • The application lacks critical technical information regarding surface water drainage calculations (urban creep), electric vehicle charging infrastructure, and the potential presence of asbestos on site.

Cited Policies (CDP)

Appendix 6 of the Laois County Development Plan 2021-2027DM HS 6DMO6SPPR 1Appendix 2 of the Laois County Development Plan 2021-2027Roads and Traffic Standards Section 2.1

Decision Document Summary

The proposal involves the demolition of the vacant 'Clonaslee Inn' public house and associated buildings to construct three residential units on a 0.131-hectare brownfield site in Clonaslee town centre. Although the principle of residential development is deemed acceptable under the 'Town Centre' zoning, the Planning Authority has deferred the decision to request further information. The primary concerns relate to the potential impact on the Architectural Conservation Area, technical deficiencie...
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