Homeowner Ken Hassett sought to convert the garage of his property on the Bansha Road in Tipperary town into living space, raise its roof height, and connect it to the main house by removing internal walls.
Previously, Tipperary County Council refused to grant permission for the development on a number of grounds, including that the planning status of the garage is “unclear” and that a grant of planning permission would set an “undesirable precedent”. The council also raised concerns about the potential for overlooking of neighbouring properties, and the lack of natural light.
In its letter, outlining the reasons for refusing the development, Tipperary County Council planners said that “the planning status of the existing domestic garage is unclear and it appears that same may be unauthorised development”.
Mr Hassett appealed the council’s decision to the national planning appeals board saying that the proposal would make use of a dilapidated shed, which sits on an underutilised site in the town.
He also said that the garage was built at the same time as the house on the site, and predates planning legislation, and that it would not have an overbearing impact on the neighbouring properties.
“The proposed development is accessible, affordable, safe, and resource efficient. It is regenerating a run-down, underutilised site in the centre of Tipperary town,” Mr Hassett said.
“The existing building is dilapidated and unsightly, but is structurally sound. It could be used for housing for qualified applicants, of which there is a huge demand. It makes no sense not developing this in view of the housing shortage,” he added.
The applicant added that the development would be an extension to the house at number 1, Mountain View, and would not be an independent unit.
Despite Mr Hassett’s appeal, an An Coimisiún Pleanála (ACP) inspector said that the decision to refuse planning permission should be upheld.
“Save for a connection to the amenity space serving the adjacent dwelling, the unit would not otherwise be connected to number 1, Mountain View. Notwithstanding the references to the contrary, it is appropriate that the proposal is assessed as an independent residential unit,” the inspector noted.
The inspector also added that if the development was to be an independent unit, it would not meet size requirements, and would “be of a substandard nature”.
“I am of the view that the scheme, given the substandard internal accommodation proposed, the deficiency of quality outdoor amenity space, unsatisfactory parking arrangements and levels of direct overlooking and loss of amenity to neighbouring properties, would result in a poor-quality living environment for future residents,” the ACP inspector said.
The inspector also said that they were unable to confirm the planning status of the garage, or its date of construction.
As a result, An Coimisiún Pleanála refused planning permission, citing unresolved concerns over the planning status of the building and the substandard nature of the proposed accommodation.
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