211045
for relocation and refurbishment of Maxol café / deli area, including food preparation and clean-up areas with chiller / freezer rooms (Area 65.55sqm); change of use of children's play area to restaurant use (Area 48.25sqm); provision of a second hot-food takeaway offering including order/sales counters, kitchen and clean-up area, chiller/freezer rooms, store and supervisor office (Area 95.44sqm incorporating change-of-use area 48.25sqm); revised circulation area (Area 87.61sqm); revised seating area (Area 74.93sqm) and revised Maxol back-of-house area including ATM room, manager office, staff facilities and electrics room (Area 93.62sqm); sale of hot food for consumption both on and off the premises; provision of external customer seating area at northern elevation of forecourt building (26 seats); provision of additional external corporate signage to forecourt building on eastern elevation (Area 0.57sqm); installation of dedicated grease trap for the new hot-food area under previously approved parking area at rear of existing forecourt building; provision of an additional M&E switch room (Area 12.69sqm) and all necessary air-handling / ventilation / extract-air equipment at rear of existing building; lowering section of stone wall on northern and eastern boundaries to 450mm overall height around Maxol ID totem sign and all associated site works
Core Refusal Reason
The proposed intensification of commercial and takeaway uses at this edge-of-town location would adversely impact the vitality and viability of Ennis and Clarecastle town centres and create a traffic hazard due to increased vehicular movements near a major roundabout.
Decision Maker's Conclusion
- The development would result in an unsustainable intensification of commercial use at an edge-of-town location, undermining the vitality and viability of Ennis and Clarecastle town centres contrary to national retail planning guidelines.
- The proposal would be primarily dependent on private car transport, leading to a significant increase in short-trip vehicular movements that would compromise the strategic function of the national road network.
- The intensification of use and associated traffic movements onto the R458 near the Clareabbey Roundabout would interfere with public safety by creating a traffic hazard and obstructing the free flow of traffic.