24140
(a) the alterations and demolitions already carried out out to the pre-existing commercial structures on site; (b) permission for change of use of the remaining existing structures on site from commercial to residential; (c) permission for further alterations to existing structures on site to provide two front facing flat roofed dormer windows to front facing roof lights, three rear facing roof lights, raised site boundaries with adjoining detached bungalow and the omission of the existing (recently installed) NE-facing first floor gable window; (d) permission on a much reduced footprint for a single-storey flat roofed, side and front extension for continued commercial use, now to be family run as a farm shop, with signage, similar to the original pre-existing Golden Vale dairy product retail depot; (e) permission to decommission the existing septic tank on site and provide a replacement EPA compliant waste-water treatment system on site
Core Refusal Reason
The applicant failed to demonstrate a genuine rural housing need in an Area Under Urban Influence, the proposed farm shop was deemed unviable and linked to an unauthorized residence, and the development posed a traffic safety hazard due to inadequate sightlines.
Decision Maker's Conclusion
- The applicant failed to demonstrate a genuine economic or social housing need to reside in a rural area designated as an 'Area Under Urban Influence,' as required by Policy 5-11 of the Tipperary County Development Plan 2022.
- The proposed farm shop is considered contrary to Policy 8-5 because the associated residential use is unauthorized and the small scale of the landholding (0.12 hectares) makes the long-term viability of the enterprise uncertain.
- The development would endanger public safety by creating a traffic hazard, as the applicant failed to demonstrate that the required sightline standards at the site entrance are achievable.