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THE PARTIAL DEMOLITION TO THE REAR OF EXISTING 2 STOREY BUILDING, CONSTRUCTION OF NEW 2 STOREY EXTENSION TO THE REAR AND 2 NO. DORMER WINDOWS TO THE REVISED FRONT ELEVATION, RESET FLOOR LEVELS TO ALLOW FOR USE AS SHORT STAY ACCOMMODATION CONSISTING OF 3 FAMILY ROOMS AT FIRST FLOOR LEVEL AND COMMUNAL AND ADMINISTRATION SPACE TO GROUND FLOOR LEVEL ALONG WITH COMMUNAL YARD AREA TO REAR. ALL SERVING AS AN EXTENSION TO, AND WITHIN THE CURTILAGE OF, THE CONVERTED PREMISES HUGH LYNCH'S PUBLIC HOUSE (A PROTECTED STRUCTURE RPS NO. 23-386). ASSOCIATED GROUNDWORKS, LANDSCAPING, DRAINAGE, ENGINEERING, AND ANCILLARY WORKS NECESSARY TO FACILITATE THE DEVELOPMENT TO BE INCLUDED

Refused

Core Refusal Reason

The loss of potential long-term residential stock within a Rent Pressure Zone (RPZ) and the contravention of County Development Plan policies aimed at protecting town centre residential units.

Decision Maker's Conclusion

  • The proposed development is located within a Rent Pressure Zone (RPZ) where national and local policy prioritizes the retention of residential properties for the long-term housing market.
  • The proposal directly contravenes Offaly County Development Plan 2021-2027 policies HP-03 and HP-04, which seek to encourage residential use of upper floors and discourage conversion to non-residential uses.
  • Granting permission would result in the loss of long-term residential stock and set an undesirable precedent that conflicts with national housing policy and the proper planning and sustainable development of the area.

Cited Policies (CDP)

HP-03HP-04Table 12.1 Land Use Zoning Matrix

Decision Document Summary

The applicant, Emmet Lynch, sought permission for the partial demolition and two-storey extension of No. 30 Kilbride St, Tullamore, to provide short-stay accommodation consisting of three family rooms and communal space as an extension to Hugh Lynch's Public House (a Protected Structure). The site is located in a town centre area designated as a Rent Pressure Zone. Offaly County Council refused the application because the conversion of potential residential space to short-term letting contravene...
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