2076: To demolish part of existing Public House with Bed & Breakfast accommodation over and to convert it to 8 single occupancy residential units and to construct 2 single occupancy residential units

Refusal reasons

Conditions

• 1Revised scheme required to address overdevelopment, building lines, urban grain, privacy, light, and materials. External finishes must suit the historic town centre. A design report addressing streetscape impact is required.Design Materials
• 2Rectangular box-type flat-roofed two-storey rear structure and first-floor balcony/landing interlinking the existing building to be omitted. Adequate separation distances between opposing first-floor windows required.Other
• 3Compliance with Sustainable Urban Housing Design Standards (2018) and BRE Daylight/Sunlight Guide (2011) must be demonstrated. Dimensioned floor plans, floor area schedule, minimum storage, and bin storage details required.Compliance
• 4Car parking and bicycle parking provision must comply with policy 11.19.4 of the Carlow County Development Plan.Traffic Access
• 5Appropriate Assessment screening required due to proximity of River Slaney Valley cSAC. Construction/Demolition Environmental Management Plan required including traffic management, method statements, noise, dust, and safeguards for adjoining properties.Environment Ecology
• 6Fully detailed drawings verifying sewer location and connection method required. Application to Irish Water for new sewer and water connections required. Way Leave may be required for rear sewer.Wastewater Drainage
• 7Submission received from the Department of Culture, Heritage and the Gaeltacht in relation to Archaeology. Compliance with heritage requirements required.Archaeology Heritage
• 8Daylight and shadow projection diagrams/analysis assessing impacts on adjoining properties required per BRE 1991 / BS 8206. Documentary/legal proof of landowner consent/right of way to south required. Survey drawings and contiguous elevations required.Other