2460803

the change of use from stables to two no. dwelling houses: 1 no. two storey dwelling house consisting of ground floor open plan kitchen/dining/sitting room area, entrance hall with w/c and first floor two-bedroom en-suite; and a 1 no. single storey dwelling house consisting of entrance hall, study, sitting room, kitchen, w/c and one double bedroom en-suite and all associated site development works (these works are located within the parameters of a listed protected medieval castle RPS structure)

Refused

Core Refusal Reason

The proposal is considered piecemeal and fragmented, failing to provide a comprehensive masterplan for the entire brownfield site, which prevents a full assessment of residential amenity, open space, and parking.

Decision Maker's Conclusion

  • The development is piecemeal and fragmented, lacking a masterplan for the wider brownfield site to ensure adequate separation distances, open space, and parking.
  • The application fails to demonstrate compliance with residential amenity standards, specifically regarding the lack of private open space and potential overlooking issues.
  • Insufficient technical information was provided regarding sightlines at the entrance and the feasibility of connecting to public water and wastewater infrastructure.

Cited Policies (CDP)

Policy 4.1 (c)Policy 15-2Policy 15-4Policy 15-6Policy 15-7Objective SO1Objective SO2Objective SO3Objective SO6Objective SO7Volume 3 Appendix 6Section 4.5

Decision Document Summary

This application sought permission for the change of use of existing stables to two dwelling houses at Carrick Street, Mullinahone, Co. Tipperary, located within the curtilage of a protected medieval castle. The site is a brownfield town-centre location currently in a poor state of repair. The proposal was ultimately deemed unacceptable in its current form due to its piecemeal nature; the Planning Authority required a comprehensive masterplan for the entire landholding to assess cumulative impac...
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