2560252

a change of use of existing 7-bedroom B&B with ensuites bathrooms together with kitchen, dining, breakfast, and living rooms, host rooms granted permission under planning reference 22/403 to a Midlands Regional Family Hub, to include 2 additional bedrooms, reception/administration area at basement level, and other minor internal changes. Overall floor area of 295 sq. m. together with revised onsite car parking, entrance gates, front boundary wall, children’s play area, landscaping and all associated site works

Refused

Core Refusal Reason

The proposed development is considered substandard due to inadequate car parking provision, insufficient open space and play facilities for children, and internal layout deficiencies regarding privacy and communal capacity.

Decision Maker's Conclusion

  • The provision of 6 car parking spaces is insufficient to meet the required standard of 9 spaces (1 per bedroom) as set out in the County Development Plan for this type of accommodation.
  • The proposed site layout fails to provide a suitably sized, accessible, and secure play area for children or adequate general open space for the projected occupancy of up to 9 families.
  • The internal floor layout is deficient, specifically regarding the inappropriate access to bedroom 8 through the reception area and the questionable adequacy of a single 43sq.m communal room to serve the entire development's capacity.

Cited Policies (CDP)

Policy O-LZ1Westmeath County Development Plan 2021-2027Athlone Town Development Plan 2014-2020

Decision Document Summary

The applicant, Des Nally, sought permission for the change of use of a recently constructed 7-bedroom guesthouse at Dun Riada, Bonavalley, Athlone, to a 'Midlands Regional Family Hub' for homeless families. While the principle of use is acceptable under the 'established residential' zoning, the Planning Authority identified significant planning and design deficiencies. The proposal was refused (or deferred via Further Information request) due to a shortfall in car parking, inadequate provision o...
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