22769

CONSTRUCTION OF A HOUSING DEVELOPMENT OF 60 NO. APARTMENTS IN 2 NO. FIVE STOREY BUILDINGS; PEDESTRIAN AND VEHICULAR ACCESS TO KILCOLMAN ROAD (EXTENDING EXISTING PARTIALLY CONSTRUCTED ACCESS ROAD SERVING LIDL STORE); PEDESTRIAN/CYCLE ACCESS VIA ACCESS WAY TO BALLYHAUNIS ROAD; ASSOCIATED DEVELPMENT AND WORKS INCLUDING HARD AND SOFT LANDSCAPING, ROADS AND FOOTPATHS, CYCLE AND CAR PARKING, BIN STORES, PUBLIC AND PRIVATE AMENITY AND OPEN SPACES, BOUNDARY TREATMENTS, PUBLIC LIGHTING AND ALL OTHER ANCILLARY WORKS ABOVE AND BELOW GROUND INCLUDING CONNECTIONS TO WATER SUPPLY, WASTEWATER INFRASTRUCTURE, SURFACE WATER INFRASTRUCTURE AND UTILITIES AND PROVISION FOR AN ELECTRICITY SUBSTATION

Refused

Core Refusal Reason

The proposed high-density apartment development is considered inappropriate for its location in a small town (Claremorris) due to excessive height, scale, and density, which are out of character with the existing built environment and lack a sufficient mix of housing typologies.

Decision Maker's Conclusion

  • The proposed density of 57 units per hectare significantly exceeds the recommended range of 20-35 units per hectare for an edge-of-centre site in a small town, contravening national guidelines for peripheral urban locations.
  • The two five-storey apartment blocks, reaching 17 meters in height, are visually obtrusive and out of character with the surrounding two-storey residential context and the nearby 8-meter high commercial structures.
  • The development fails to provide an adequate mix of housing typologies and building heights, consisting solely of apartments, which materially contravenes local planning objectives for sustainable residential development in Claremorris.

Cited Policies (CDP)

Mayo County Development Plan 2022-2028Map CM1Map CM2Section 2.8.1Table 2.7.7 Core StrategySSO4SSO16SSO5HSP 3TVHP 2TVHP 3TVHP 6TVHO 5Policy TVHO

Decision Document Summary

Harold Conway sought planning permission for 60 apartments across two five-storey buildings on a 1.04ha greenfield site at Kilcolman Road, Claremorris, Co. Mayo. The site is zoned as town centre outer core in a Tier 11 self-sustaining growth town. Mayo County Council refused the application primarily because the proposed density and building height were deemed excessive for a small town context. The planner concluded that the project would be visually dominant, lacked a proper mix of housing typ...
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