REVEALED: The eye-opening reasons why over 130 homes were blocked in Tipperary last year

The construction of 136 homes were refused planning permission in Tipperary last year, despite the ongoing call for more homes to be built across the county and country as the housing crisis continues to burden many people trying desperately to make it onto the property ladder.

There were two large residential developments proposed to Tipperary County Council in 2024 which would have resulted in the construction of 136 new homes in Thurles and Clonmel.

However, both were refused planning permission by the council and faced fierce opposition from those living in the proposed areas of development.

These included a proposal for a housing development comprising 86 homes outside of Thurles Town in Bohernamona which was submitted in September 2023 but later refused in June last year, as well as the construction of a retirement village with 50 residential units in Glenconnor, Clonmel which was submitted in May 2024 and refused two months later in July.

It's worth noting that applications for the construction of single unit homes or the conversion of garages etc. for residential purposes have not been included here.

The proposed development at Hayfield Manor in Bohernamona would have seen 86 detached, semi-detached and terraced houses built on the site along with a crèche and pumping station. The location of the development formed part of a previously granted and partially developed site.

READ NEXT: HSE progresses filling eye healthcare posts in Tipperary to tackle waiting list backlog

The proposal was met with just one objection to its construction. The objector raised the issue that the development intended to discharge its flood water into the River Suir, however that could not happen without causing more flooding to the rear of businesses at Liberty Square in Thurles and Thomond Road which experience regular flooding due to their proximity to the river. They pointed out that the surrounding lands would also be impacted by this.

The objection also raised the concern that the applicant may sell the houses in block to investment or pension funds.

This development was ultimately refused planning permission by Tipperary County Council. Among the reasons for refusal, the council cited the limited information submitted along with the adequacy of the storm sewer for the site which would have drained the surface waters from the development. They also stated they were not satisfied that the development would not have a significant effect on the Lower River Suir Special Area of Conservation.

Zoning issues were also listed, with the council saying that the site was located on lands zoned Strategic Reserve under Thurles and Environs Local Area Plan 2024-2030. This zoning is to reserve long-term strategic and sustainable development sites that may deliver housing within the subsequent planning period.

The retirement village proposed for Glenconnor, Clonmel received far more objections. The application proposed the construction of 50 residential units as part of the retirement village, however the plans did not specify how the development would operate and be managed. This was a significant concern in some of the objections and it was also identified in the Planning Report.

There was a large amount of objections from residents of the nearby Glenview Close estate. Most notably, many of the objections raised the issue that the retirement village would not be in keeping with the character of the area. Indeed, some said it would have "an adverse impact upon the character and amenities of the existing adjoining housing schemes." 

This type of objection is not unique to this proposal, but rather proves to be a consistent issue in objections to housing developments right across the country. It may seem like a vague reason to some people, but it has often factored into the final decision process for local planning authorities.

Glenview Close residents also argued that the development would overlook adjoining estates and cause an increase in noise levels in the area. Others noted that the area already struggled with water pressure issues and they believed the construction of more homes there would merely exacerbate the problem.

The proposal was refused by Tipperary County Council on the grounds of it contravening the Clonmel and Environs
Local Area Plan 2024 and failing to demonstrate how it complied with the policies and objectives of the Development Plan in relation to housing mix, climate action, etc. Traffic concerns were also cited by the council, which were a predominant issue within the objections. 

A common thread among both of these developments which could have helped alleviate the housing shortage in Tipperary, was that both in someway contravened the local development or strategy plans of Tipperary County Council.