225
(a) Demolition of existing building, construction of a new two-storey building to accommodate 8 no. self-contained apartments, and connection to public services, (b) Alterations to provision of external works including car and bicycle parking, refuse storage area, hard and soft landscaping and public amenity areas as previously granted under planning reference no. 18600038, (c) All associated site boundary and site development works and to the rear of St. Joseph's Convent of Mercy, Main Street, Carrick-on-Suir, Co. Tipperary E32 DX79, a Protected Structure - ref no. 1.24 in the Carrick-on-Suir Town Development Plan 2013
Core Refusal Reason
The proposal constitutes highly vulnerable development in a high-risk flood zone without a site-specific Flood Risk Assessment or Natura Impact Statement, while also failing to demonstrate adequate traffic safety, refuse maneuverability, and architectural compatibility with the adjacent Protected Structure and Architectural Conservation Area.
Decision Maker's Conclusion
- The development is located within a high-risk fluvial and tidal flood zone (Flood Zone A/B) where residential use is 'highly vulnerable', and the applicant failed to provide a Stage 3 Flood Risk Assessment or a Natura Impact Statement (NIS) to assess impacts on the Lower River Suir SAC.
- The proposed architectural design, featuring a 'squat' appearance and low-pitched roofs, is considered incompatible with the character and setting of the adjacent Protected Structure (St. Joseph's Convent) and the Carrick-on-Suir Architectural Conservation Area.
- The applicant failed to demonstrate compliance with DMURS sightline requirements at the North Quays entrance and failed to provide an auto-track analysis proving that refuse collection vehicles could safely navigate the sharp junction at Barrack Lane.