2560679
(i) change of use of a vacant pub at ground floor level and restaurant at first floor level at The Farrier’s Inn, Kilcashel, Avoca, Co. Wicklow, Y14 CX96, to 1 no. studio apartment and 5 no. two-bedroom apartments. A total of 7 no. car parking spaces and 14 no. covered bicycle parking spaces are proposed to serve the development; (ii) internal and minor external alterations to facilitate the change of use. The units will be served by private amenity space in the form of terraces to the south of the building; and (iii) all ancillary site works necessary to facilitate the development
Core Refusal Reason
The proposal contravenes the rural housing strategy, provides substandard residential amenity, poses a traffic hazard due to disconnected parking, and fails to meet public health requirements regarding wastewater treatment in a flood-prone rural area.
Decision Maker's Conclusion
- The development contravenes the settlement strategy for rural housing as the applicant failed to demonstrate a specific social or economic need to reside in the open countryside.
- The project provides a substandard level of residential amenity, specifically lacking adequate private and communal open space as required by national design standards.
- The proposal creates a significant public safety risk due to hazardous pedestrian movements across a regional road and potential public health issues from an unpermitted private wastewater system in a flood zone.