Core Refusal Reason
The development constitutes an unacceptable land use on lands zoned for 'Light Industry' and fails to satisfy the sequential approach for retail development, posing a threat to the vitality of Tipperary Town Centre.
Decision Maker's Conclusion
- The proposed retail use is located on lands zoned for 'Light Industry' where shops and supermarkets are explicitly not permitted, thus materially contravening the Tipperary Town and Environs Development Plan 2013.
- The applicant failed to provide a sequential test or Retail Impact Assessment for an out-of-centre site, which is contrary to national and local policies aimed at protecting the vitality and viability of the town centre.
- Granting permission would set an undesirable precedent for similar non-conforming developments and would have an adverse cumulative impact on the existing trading patterns and vacancy levels within Tipperary Town Centre.
Cited Policies (CDP)
Policy TC 1Policy TC 2Policy ECON 1Policy DM 1Section 9.2 (LI Zoning)Section 7.3Section 7.3.1
Decision Document Summary
The applicant sought retention permission for the use of two amalgamated units as a 'Mr. Price' retail shop at a retail warehousing park in Bohercrowe, Tipperary. The site is situated approximately 1km from the town centre on lands specifically zoned for light industrial use. Tipperary County Council refused the application primarily because retail shops are not permitted under the 'Light Industry' zoning objective. Furthermore, the proposal was deemed to conflict with the sequential approach to...SOURCE PDFOpen Original
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