212281
for development consisting of 1) construction of 59 no. residential units consisting of 3 no. 1 bed apartments, 17 no 2 bed apartments, 11 no. 3 bed apartments, 21 no. 3 bed houses, 7 no. 4 bed houses, 2) provision of 2,662.57 sqm of commercial floorspace and all associated ancillary and storage space consisting of: Block 5 - 2 no. Retail Units (gross floor area 284.57 sqm) - Unit 1: 121.17 sqm (net). Unit 2: 142.59 sqm (net). Block 6 - Café (221 sqm gross floor area), Provision of a Discount Foodstore with ancillary off-licence sales (gross floor area: 2,157 sqm / net retail area 1,422 sqm), (including roof mounted solar PV panels) 3. Works to provide for pedestrian access via the existing Athenry House Gate at the corner of Clarke Street and Cross Street. 4. Demolition of existing bungalow on application site (106.48 sqm) 5. Provision of shared communal and private open space, pedestrian and vehicular access, appropriate landscaping and boundary treatments, outdoor seating areas, street furniture, signage, bin stores, an ESB substation (37.21 sqm) associated car parking spaces (including accessible parking and EV Charging points), bicycle spaces and all other site development works and services ancillary to the proposed development. 6. Refurbishment of Athenry House which is a protected structure (RPS Ref 131/NIAH Ref 30332038) to provide for use as a community and heritage centre along with demolition of ancillary derelict outbuilding. A Natura Impact Statement (NIS) has been prepared and will be submitted to the planning authority with the application. Gross floor space of proposed works: 8567.3 sqm. Gross floor space of works to be retained:401.14 sqm. Gross floor space of any demolition: 139.6 sqm
Core Refusal Reason
The proposal was refused due to the unjustified demolition of heritage structures, poor urban design that fails to integrate with the Architectural Conservation Area, and significant unresolved flood risk and road safety concerns.
Decision Maker's Conclusion
- The proposed demolition of the stables and cart-shed associated with Athenry House (a Protected Structure) was not justified by exceptional circumstances and would negatively impact the historic character and setting of the site.
- The design, scale, and massing of the supermarket unit and specific apartment blocks fail to respect the fine-grained urban fabric of the Athenry Architectural Conservation Area, resulting in poor placemaking and inadequate public realm contribution.
- The development includes highly vulnerable uses within identified flood zones without adequate justification or mitigation for flood storage loss, posing a risk to the site and potential downstream impacts.