2460038
LARGE SCALE RESIDENTIAL DEV. (LRD) RESIDENTIAL, COMMERCIAL (CAFÉ/RESTAURANT & RETAIL) & CHILDCARE USES ALL CONTAINED IN A NO OF BUILDINGS (BLOCKS 1—6) RANGING IN HEIGHT FROM 2-13 STOREYS OVERALL (INCL. MEZZANINE LEVELS AT GROUND FLOOR), INCL. 'D.E. WILLIAMS HOUSE. 204NO.APARTMENTS PROPOSED WITHIN 4NO. APARTMENT BUILDINGS - MIX OF 102NO.1-BEDS; 91NO.2-BEDS & 11NO.3-BED UNITS - PROVIDED WITH BALCONIES OR OUTDOOR PRIVATE AMENITY AREAS. THE RESIDENTIAL ELEMENT C. 16,765 SQM. THE NON-RESIDENTIAL ELEMENT - A CHILDCARE FACILITY (C. 224 SQM) & 20NO. COMMERCIAL UNITS ALL AT GROUND & MEZZANINE LEVELS (C.3,926 SQM OVERALL); 9NO. ARE PROPOSED AS CAFÉ/LICENSED RESTAURANT UNITS, 11NO. UNITS PROPOSED COMMERCIAL UNITS FOR RETAIL. BLOCK NO.1 IS 8 STOREYS - 74NO. APARTMENT, A CHILDCARE FACILITY & OUTDOOR PLAY SPACE, 6NO.RETAIL UNITS. BLOCK NO.2 IS 6 STOREYS - 20NO. APARTMENT & 3NO. RETAIL UNITS. BLOCK NO.3 IS 11-13 STOREYS - 82NO.APARTMENT & 2NO.RETAIL UNITS, CYCLE & UNDERCROFT CAR PARKING SPACES. 3NO.SUPPORT POLES TO ACCOMMODATE 2NO. 0.3M MICROWAVE LINK DISHES AND 9NO. SUPPORT POLES TO EACH ACCOMM. 1NO. 2M 2G/3G/4G ANTENNA & 1NO. 5G ANTENNA ASSOCIATED TELECOMMUNICATIONS EQUIP. ON ROOF OF THIS BLOCK. BLOCK NO.4 COMPRISES TWO ELEMENTS THAT ARE 5 & 6 STOREYS - 28NO. APARTMENT & 2 NO.CAFÉ/LICENSED RESTAURANT. BLOCK NO.5 IS 2—3 STOREYS & PARTIALLY WITHIN THE EXISTING DE BRUNS BUILDING, CHANGE OF USE TO 2NO. CAFÉ/LICENSED RESTAURANT UNITS . BLOCK NO.6 IS 2—3 STOREYS ABOVE BASEMENT & PARTIALLY CONTAINED WITHIN THE EXISTING DE WILLIAMS HSE - 5NO.CAFÉ/RESTAURANT UNITS. WORKS TO DE WILLIAMS HOUSE & STONE-BUILT, FORMER OUTBUILDING TO INCLUDE CHANGE OF USE TO CAFÉ/LICENSED RESTAURANT USE (5 NO. UNITS) INCL.PROVISION OF NEW LINK STRUCTURE TO ACCESS BOTH BUILDINGS. PEDESTRIAN & CYCLIST ACCESS FROM PATRICK ST & OFFALY ST & VIA PROPOSED EAST-WEST PEDESTRIAN ST. LOCATED ON THE NORTHERN BOUNDARY (ALSO FOR DELIVERIES/REFUSE). VEHICULAR ACCESS TO SERVE THE DEV. WILL BE PROVIDED FROM O'CONNELL ST & OFFALY ST/COLUMCILLE ST. ALL ASSOCIATED & ANCILLARY SITE DEVEL. & INFRASTRUCTURAL WORKS. THE GROSS FLOOR AREA C. 21,700 SQM ON A SITE C. 8,530SQM. THE APPLICATION MAY ALSO BE INSPECTED ONLINE WWW.THEDISTILLERYYARD.IE - SET UP BY APPLICANT. (FULL DETAILED DESCRIPTION IN ATTACHED APPENDIX A). THE SITE GENERALLY BOUNDED BY PATRICK STREET (SOUTH) AND COLUMCILLE STREET (EAST), TO THE WEST BY O'CONNELL STREET, TO THE NORTH BY OFFALY STREET AND A SITE WITH PLANNING PERMISSION UNDER REG. REF. '21414'.
Core Refusal Reason
The proposal was refused due to excessive residential density, height, and scale that were deemed incongruous with the historic character of Tullamore, alongside significant concerns regarding fire safety, traffic hazards, and inadequate parking.
Decision Maker's Conclusion
- The proposed residential density of 240 units per hectare significantly exceeds the statutory guidelines of 40-100 units per hectare for a key town centre, representing a material contravention of the County Development Plan.
- The development's excessive height of up to 13 storeys and overall massing are visually obtrusive and incongruous with the existing 2-3 storey historic streetscape, failing to respect the urban grain and character of Tullamore.
- The application failed to demonstrate adequate fire service access, provided insufficient car parking, and created potential traffic hazards on narrow adjoining streets, posing a threat to public safety.