2561477
for change of use from commercial premises (Protected Structure) to self-catering accommodation. The changes will consist of retention of partition walls at ground floor level and the installation of kitchen. Premises is also sought for retention permission at first floor level, retention of the external fire escape staircase located on the northwest elevation is requested, along with the conversion of existing office spaces into 4 no bedrooms. At second floor level, the existing offices are to be converted into 2 no bedrooms. Permission is also sought for alterations made to the existing internal structure which comprises of alterations to existing walls and additional of timber stud walls, on all three floors of the building and all associated site works at the above address including the provision of fire escape windows. Retention permission is also sought for the canopy connection to the adjoining garage and the conversion of the garage to habitable accommodation. The development consists of carrying out works within the curtilage of a protected structure, (Ulster Bank, Glennamaddy, Galway Teg No: 30401803)
Core Refusal Reason
The proposal was refused due to substandard residential design and over-intensification of use (31 beds), negative impact on the architectural character of a Protected Structure, and failure to demonstrate adequate site services and safe vehicular access.
Decision Maker's Conclusion
- The development represents a substandard design and over-intensification of the site (31 beds) that would negatively impact residential amenity and the architectural character of the Protected Structure.
- The applicant failed to provide sufficient technical evidence regarding the feasibility of water and wastewater connections from Uisce Éireann to serve the increased population load.
- The application did not demonstrate safe vehicular access, exit arrangements, or required sight visibility distances, posing a significant risk to public safety.