Permission granted for 96-home Tipperary development despite residents’ objections
Plans for almost 100 houses in Tipperary have geen granted on appeal by An Coimisiún Pleanála, despite objections from neighbouring residents over noise, traffic and anti-social behaviour concerns.
Melclon Unlimited Company were granted planning permission by Tipperary County Council to build 96 new homes on a site in Clonmel.
The development would see seven two-bed houses, 53 three-bed houses and 36 four-bed homes built as part of the proposed development at Abbey Farm, in the townlands of Inishlounaght and Ballingarrane South.
The proposed development would also see a childcare facility with an outdoor play area, a public open space comprising three spaces including play equipment, and the provision of private open space for the proposed houses.
Andrew and Margaret Power and Yvonne Dennehy and Eddie Buck lodged appeals against the plans, saying that while they are not opposed to new houses being built in Clonmel, they have concerns about the impact the planned development will have on the houses in Gort na Manach, the neighbouring housing estate.
Mr and Mrs Power’s appeal says that under the plans, the proposed childcare facility would be located next to an already existing childcare facility, and would increase noise levels and “represents an unwelcome and avoidable impact on residential amenity”.
The existing creche “should have been considered in the developer’s design,” they added.
The appeal requests the relocation of the planned creche to a “less intrusive” position within the site, away from houses in the Gort na Manach estate.
The appeal also raised concerns about a pedestrian and cycle link through Gort na Manach, with concerns raised that the new link path will be directly next to their home.
“This means any congregation of people, including potential anti-social behaviour, might occur right outside our front door,” they said.
“This design effectively places a high-traffic pedestrian route and a gathering area at our doorstep,” they added.
They also raised concerns about traffic, saying that almost 100 new homes and a creche will impact on congestion through the estate, and that near misses at the junction of the estate have already been witnessed by residents in Gort na Manach.
In their appeal, Yvonne Dennehy and Eddie Buck argued that the site layout is inappropriate, including the placement of the creche.
In response, Melclon said that the link between the two estates is a key part of effective urban design.
“The proposed connection will not just benefit the residents of the proposed residential development but also the residents of Gort Na Manach,” they said.
They also added that the location of the creche is the most suitable location on the site, and said that a small number of children playing there would not create much additional noise.
Despite the concerns raised by neighbouring residents, an inspector with An Coimisiún Pleanála recommended that planning permission for the development be granted.
However, the inspector said that they agreed with the appeals and that the creche would create additional noise.
“I would agree with the appellants that the proximity of the creche and its associated external play space when considered in conjunction with the existing creche and montessori and its play space would lead to cumulative impacts in terms of noise,” the inspector said.
“I am of the opinion that the proposed creche could be located on the opposite side of the proposed public open space area, essentially flipping the layout whilst retaining the creche in a prominent location adjacent to the proposed public open space and close to the main entrance.
“In this revised position the proposed creche would not impact on existing residential amenities,” they added.
The inspector said that the planned pedestrian and cycle link is an important part of the development for people to be able to pass through the area, and could create a useful shortcut for Gort na Manach residents who wish to bring their children to the creche.
“I am of the view that a pedestrian / cyclist link is important for the permeability of the area to encourage people to walk or cycle and could provide a useful short cut for residents in Gort Na Manach walking their children to the creche or for children going to play in the playground,” the inspector said.
ACP ultimately granted permission for the development, subject to 21 conditions, including the relocation of the proposed creche to the opposite side of the site to reduce noise impacts on neighbouring residents.
They also stipulated that the developer engage the services of a landscape architect to consult on the landscaping plans for the estate, and that the developer pays the council a financial contribution for the connections to essential services, and that a number of the houses be given over to Tipperary County Council to be used as social and affordable housing.