25108

change of use of existing detached domestic garage to residential use and demolition of walls, alteration and extension to existing garage to form a residential use and increased roof height to same

Refused

Core Refusal Reason

The proposed conversion of a domestic garage to a residential unit constitutes substandard development that fails to meet minimum floor area and amenity standards, negatively impacts neighboring residential privacy, and involves a structure with unverified planning status.

Decision Maker's Conclusion

  • The proposed dwelling fails to meet minimum quantitative and qualitative standards for floor area, private open space, and natural light, resulting in a substandard level of residential amenity for future occupants.
  • The development would result in significant negative impacts on the residential amenity of adjacent properties through overbearing effects on No. 7 Mountain View and overlooking of the shared amenity space at No. 1 Mountain View.
  • The planning status of the existing garage is unclear and appears to be unauthorised, meaning the proposal would facilitate unauthorised development and set an undesirable precedent for similar developments.

Cited Policies (CDP)

Policy DM1 (Tipperary Town and Environs Development Plan 2013)Policy 5-2 (Tipperary County Development Plan 2022-2028)Section 9.2 Land Use Zoning Objectives (Residential)Policy INF 8Policy INF 9Policy INF 11Policy AH 3Policy AH 6Section 4.0 Settlement Strategy (4-1)Section 5.0 Housing (5-2, 5-4)Section 13.0 Built Heritage (13-4)Section 4.6 General Residential Design StandardsSection 4.9 Waste Storage and CollectionSection 4.10 Back-land and Infill DevelopmentSection 6.5.1 Car-Parking

Decision Document Summary

Ken Hassett sought permission to convert and extend an existing detached domestic garage at Mountain View, Bansha Road, Tipperary Town into a two-bedroom, two-storey residential unit. The site is located in a residential zone between two existing dwellings. Tipperary County Council refused the application because the proposed unit failed to meet minimum floor area and open space standards, would cause overbearing and overlooking issues for neighbors, and involved a structure with an unverified p...
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