Core Refusal Reason
The development was refused due to excessive massing and scale that would negatively impact the town centre streetscape, combined with a non-compliant apartment mix that exceeds national thresholds for specific unit types.
Decision Maker's Conclusion
- The proposed four-storey massing and scale are considered overbearing and insensitive to the established two-to-three-storey streetscape of Cahir town centre.
- The design features an inappropriate solid-to-void ratio, particularly on the western elevation, which would seriously detract from the visual amenity of the area.
- The proposed unit mix, specifically the inclusion of 33% two-bedroom three-person apartments, significantly exceeds the 10% maximum threshold mandated by the 2020 Ministerial Apartment Guidelines.
Cited Policies (CDP)
Policy TC 1Policy TC 3Section 4.3Section 5.3Section 3.7 of the Apartment GuidelinesSPPR 1SPPR 2SPPR 3SPPR 4SPPR 5SPPR 6
Decision Document Summary
This application sought permission for the demolition of a vacant commercial building and the construction of a 4-storey apartment block comprising 12 units on a 0.03-hectare site at Abbey Street, Cahir. While the principle of residential development in the town centre was accepted, the Planning Authority refused permission because the development's height and massing were deemed incompatible with the existing streetscape. Additionally, the proposal failed to comply with national standards regar...SOURCE PDFOpen Original
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