2332

Permission for (i) The demolition of 2 existing outbuildings along with (ii) The demolition of existing pub building and ancillary sheds, neighbouring former shop and residential building together with existing cottage ruin walls; (iii) The construction of 2 No. 3 bedroom townhouses, 4 No. 2 bedroom townhouses and 2 No 1 Bedroom apartments; (iv) The construction of a 2 storey Café/Restaurant unit; (v) Along with new roadside openings onto Old Circular Road and Castle Street, ancillary parking, signage, green areas, connection to all services and all other associated site works at

Refused

Core Refusal Reason

The proposed development represents overdevelopment of a constrained site, characterized by a significant shortfall in car parking, inappropriate design and siting at a focal town entry point, and unresolved technical concerns regarding the River Jiggy culvert and local ecology.

Decision Maker's Conclusion

  • The proposal constitutes overdevelopment of the site, failing to provide adequate car parking and including an apartment element that is considered unsuitable for the 'Existing Residential' zoning of the land.
  • The architectural design and siting are deemed inappropriate for this prominent focal entry point to Roscommon Town, with the planner citing a lack of variation in the townhouses and a domineering café/restaurant design that fails to respect the existing streetscape.
  • Significant technical and environmental risks remain unaddressed, specifically regarding the structural integrity of the River Jiggy culvert, inadequate nature-based surface water management, and the absence of a bat survey to assess impacts on protected species.

Cited Policies (CDP)

Chapter 2: Core Strategy & Settlement PolicySection 2.6: Settlement HierarchySection 2.7: Settlement StrategyChapter 4: Towns and VillagesChapter 6: Economic DevelopmentChapter 9: Built HeritageChapter 12: Development ManagementTable 12.1Roscommon Town Local Area Plan 2014-2020 Chapter 6Roscommon Town Local Area Plan 2014-2020 Chapter 8

Decision Document Summary

This application proposes a mixed-use redevelopment at Castle Street, Roscommon, involving the demolition of a former pub and outbuildings to construct 6 townhouses, 2 apartments, and a two-storey café/restaurant. Situated at a sensitive entry point to the town adjacent to the River Jiggy, the project was found to be an overdevelopment of the 0.215 ha site. The Planning Authority raised serious concerns regarding a critical shortfall in car parking, a design that failed to integrate with the est...
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