2560986

change of use, refurbishment, conversion and adaptation of a Vernacular Farm Building (former Coach House) to a four bedroom two-storey dwelling house with a single storey extension at ground floor level, new domestic septic tank wastewater treatment system and all associated site works

Refused

Core Refusal Reason

Failure to demonstrate a genuine rural-based housing need in an 'Area Under Urban Influence' as required by Policy 5-11, notwithstanding the proposal's alignment with Policy 5-16 regarding the refurbishment of vernacular structures.

Decision Maker's Conclusion

  • The subject site is located within an 'Area Under Urban Influence' as defined by the Tipperary County Development Plan 2022-2028, which necessitates compliance with strict rural housing eligibility criteria.
  • The Planning Authority determined that the provisions of Policy 5-16 regarding the refurbishment of rural building stock do not exempt the applicant from the requirement to demonstrate a genuine local housing need under Policy 5-11.
  • The applicant failed to provide essential documentation, specifically a completed Part B of the planning application form and evidence of a 10-year local residency, to establish a valid social or economic link to the area.

Cited Policies (CDP)

Policy 5-9Policy 5-11Policy 5-16Policy 15-2Policy 15-4Policy 15-6Policy 15-7Section 4.1Section 4.3.1Section 4.14Section 6.1

Decision Document Summary

The proposal involves the change of use, refurbishment, and extension of a vernacular farm building (former coach house) to create a four-bedroom dwelling at Knockeevan, Clerihan, Co. Tipperary. The site is situated in an 'Area Under Urban Influence' near the settlement boundary of Ballyclerihan and contains a zone of archaeological potential. While the applicant argued that the project should be supported under Policy 5-16 as a sustainable alternative to a new build, the Planning Authority conc...
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