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for the demolition of existing outbuildings and for the renovation and change of use of existing derelict commercial property to a ground level car park with residential apartments over. The development proposal includes; Ground Floor level: 12 number internal car parking spaces and 2 number external access stairwells. First floor level: 3 number 2 bedroom apartments and 1 number 3 bedroom apartment. This application also seeks permission for additional first floor area, works to create new front facade, balconies, circulation routes, new roof finish and structure, new windows to existing/amended and new openings, thermal upgrading, new connections to all public services, bin storage, bicycle parking, new vehicular entrance/ barrier, 3 additional external car parking spaces, hard landscaping and all ancillary site works. This Architectural Conservation Area as defined in the Draft Clare Development Plan 2023 to 2029
Core Refusal Reason
The development was refused due to material contravention of industrial zoning objectives and the negative architectural impact of the proposed extension and ground-floor parking on the Architectural Conservation Area and public realm.
Decision Maker's Conclusion
- The proposed residential and parking uses are in material contravention of the 'Industry' zoning objective for the site as set out in the Clare County Development Plan.
- The architectural treatment and extension into Frederick Square would negatively impact the character of the Architectural Conservation Area and the setting of the adjacent Protected Structure.
- The provision of car parking across the entire ground floor would create an inactive and dead frontage, resulting in a poor-quality urban design that is injurious to the visual amenities of the area.