Tipperary County Council turn down plans for new office units in student accommodation

Tipperary County Council has turned down plans to add two new office units to a student accommodation complex in Thurles, halting the proposed expansion.

Sean Purcell asked for permission to build two office units behind his property, where four apartments currently house students from Technological University of the Shannon (TUS). The council planner said that Mitchell Street’s mix of homes and businesses could support this kind of project, but problems soon arose. The planner warned that adding businesses to this crowded, predominantly residential area would conflict with the site's intended use.

"The proposed layout would result in a cramped site with minimal remaining space for vehicular circulation and lacks compensatory measures to address the loss of open space, circulation areas, and refuse storage space,” the planner added.

The planner concluded that the proposal was “poorly considered and results in the overdevelopment of the site.”

Local residents strongly objected, saying that the new offices would make parking even harder for people living in the apartments, make the area too crowded, and did not clearly explain what the offices would be used for.

Among the people objecting, Conor Lyons warned that allowing the offices would make the area’s traffic problems worse. The number of parking facilities will increase traffic congestion in and around the complex because of the inadequate number available to residents.

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"The lack of sufficient parking facilities could force residents to park in private spaces belonging to neighbours and/or within the complex itself in areas not designated as parking, thereby obstructing the access thoroughfare to a neighbouring propeMr Lyons also noted that when the apartment complex was initially constructed, Mr Purcell had applied to build five apartments, but the council determined that this would exceed the site's capacity. He argued that introducing additional uses at this stage would similarly constitute overdevelopment, much development.

"This proposed development will once again increase the building footprint on the site, and it’s my opinion, which is in line with the prior planner’s opinion also, that additional units, be they residential or commercial, within the site are excessive,” he said.

"The application does not clearly state whether the proposed office development will be for commercial or personal business use,” Mr Lyons added.

Another resident, Esther Lyons, remembered that Mr Purcell had tried several times to build too much on the site and had been taken to court by the council for building without permission.

"It was noted by the judge in this specific case, given the small space available to other residents in the area, retention permission ‘could not be looked on favourably’,” Ms Lyons said in her objection.

The council planner’s report noted that the unauthorised structure was eventually demolished after a court order in 2021.

In the end, Tipperary County Council agreed with the planner and decided that adding offices to a residential site would be too much for the property.

"It is considered that the development for which permission is sought would negatively detract from the residential development that exists on the site, would negatively impact the amenities enjoyed by the existing residents and would result in the haphazard overdevelopment of the site,” they said.