23236

A) THE DEMOLITION OF FRONT BOUNDARY WALL, GATE, OUTBUILDINGS AND REAR EXTENSIONS (TOTAL FLOOR AREA OF DEMOLITION (243 SQM). (B) THE PROVISION OF 14 NO. DWELLING UNITS IN TOTAL (3 NO. ALTERED & REFURBISHED EXISTING RESIDENTIAL UNITS AND 11 NO. NEW RESIDENTIAL UNITS) IN THREE BUILDINGS (A, B & C) ARRANGED AROUND A CENTRAL LANDSCAPED COURTYARD; BLOCK A: ALTERATIONS AND REFURBISHMENT OF 3 NO. EXISTING DWELLING UNITS FRONTING ONTO CHURCH ST. RESULTING IN THE PROVISION OF 2 NO. 2-BED, 4 PERSON APARTMENTS AND 1 NO. 2 BED, 3 PERSON APARTMENT; BLOCK B: THE CONSTRUCTION OF 1 NO. DETACHED, 2 STOREY, 2-BED TOWNHOUSE; BLOCK C: THE CONSTRUCTION OF A NEW 2-4 STOREY APARTMENT BUILDING CONSISTING OF 10 NO. DWELLING UNITS MADE UP OF 4 NO. 1-BED, 1 NO. 2-BED, 3- PERSON UNITS AND 5 NO. 2-BED, 4-PERSON UNITS; (C) ASSOCIATED SITE WORKS INCLUDING, THE PROVISION OF 8 NO. SURFACE LEVEL CAR PARKING SPACES AND BICYCLE STORE FOR RESIDENTS WITHIN THE CENTRAL COURTYARD ACCESSED FROM CHURCH ST., THE RELOCATION OF THE EXISTING SITE ENTRANCE, ADJUSTMENTS TO FOOTPATH, ROAD MARKINGS, RELOCATION OF PARKING SIGNAGE, A PUBLIC BIN AND THE PROVISION OF PUBLIC LIGHTING, STREET FURNITURE AND LANDSCAPING AT CHURCH STREET

Refused

Core Refusal Reason

The proposed development fails to provide an adequate 10-metre riparian buffer zone along the Tullamore River, contravening specific environmental and conservation objectives of the County Development Plan.

Decision Maker's Conclusion

  • The proposed four-storey apartment block (Block C) encroaches upon the required 10-metre riparian buffer zone, which is contrary to Objective BLO-12 of the Offaly County Development Plan 2021-2027 regarding the protection of river channels.
  • The development contravenes Policy BLP-20, which mandates that riparian buffer strips be preserved free from development to protect biodiversity and ensure access for river maintenance.
  • Granting permission for the development in its current form would set an undesirable precedent for future riverside projects and result in damaging ecological impacts on the Tullamore River corridor.

Cited Policies (CDP)

BLO-12BLP-20DMS-25TTEO 13-09

Decision Document Summary

The application sought permission for a residential development of 14 units, comprising the refurbishment of existing buildings and the construction of new apartment blocks at No. 46 & 47 Church Street, Tullamore, situated along the Tullamore River. Offaly County Council refused the application primarily because the proposed four-storey apartment building (Block C) failed to maintain a mandatory 10-metre riparian buffer zone. This encroachment was deemed a material contravention of the Offaly Co...
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