Core Planning Reasoning
The proposed two-storey building represents an underutilisation of a strategic 'opportunity site' previously permitted for higher-density development and lacks the architectural quality required for a key gateway location, while the proposed access via the intensification of an existing hotel entrance is considered unsafe and unworkable.
Decision Maker's Conclusion
- The 2-storey proposal constitutes a gross underutilisation of a prominent urban brownfield site where 5-6 storeys were previously permitted and are strategically encouraged for Wexford's town centre expansion.
- The 'contemporary industrial' design is of insufficient architectural merit for a gateway site and fails to respect the setting and curtilage of adjoining Protected Structures, such as Dubross House and the former military barracks.
- Closing the existing site entrance in favour of shared access through the Talbot Hotel carpark results in an unacceptable intensification of use on the R730 regional road and creates a confusing, unsafe backland parking arrangement.
Cited Policies (CDP)
Objective CS05Objective CS15Objective TV14Objective TV15Objective TV09Objective TV10Objective ED53Objective BH01Objective BH06Objective TS76Objective TS81Objective NH04Objective AH05Table 6-7
Decision Document Summary
The proposal involves the demolition of a derelict single-storey hardware store on a 0.37ha site at Trinity Street, Wexford, to be replaced by a 3,034sq.m two-storey Family Entertainment Centre. The facility would include bowling, laser tag, and play areas. While Wexford County Council initially granted permission, the Inspector recommended refusal upon appeal. The site is located in a mixed-use area characterized by the Talbot Hotel, residential terraces, and several significant Protected Struc...SOURCE PDFOpen Original
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