2140566
Permission for development at East Douglas Street and East Douglas Village, Douglas, Cork. The proposed development consists of: Demolition of two existing on-site buildings and associated structures. Construction of 65 residential apartments comprising a mix of 1,2 and 3 bed units, residents' gym, residents' meeting room and associated residential amenities. Forty-five of the apartments will be 'Build to rent'. The development will be constructed in 3 blocks. Block A (a 4 to 6-storey block, with 20 apartments). Block B (a 6-storey block, with 15 apartments). Block C (an 8 to 10-storey block, with 30 apartments). Construction of four commercial units for retail/retail services use. Upgrading of the public realm and footpaths at East Douglas Street. New vehicular access to basement car-parking from the Aldi car park. All associated ancillary development works, including commercial signage, external lighting, basement bicycle parking and 18 basement car parking spaces, refuse storage, building services area and attenuation tank; new pedestrian access and crossings; footpaths; drainage, construction pf ESB sub-station and landscaping. A Natura Impact Statement (NIS) will be submitted to the planning authority with the application. The Natura Impact Statement will be available for inspection or purchase at a fee not exceeding the reasonable cost of making a copy during office hours at the offices of the Planning Authority.
Core Refusal Reason
The proposed development represents a gross overdevelopment of a suburban infill site, characterized by excessive residential density (260 dph), inappropriate building heights (up to 10 storeys), and a monolithic design that fails to integrate with the sensitive Architectural Conservation Area or provide adequate residential amenity.
Decision Maker's Conclusion
- The density of 260 dwellings per hectare is undisputedly excessive for an 'Inner Urban Suburb' where target ranges are 50-100 dph, and it fails to respect the prevailing character of Douglas Village.
- The scale and height of the blocks, rising to 36.8m, would be visually dominant, incongruous, and detrimental to the character and setting of the adjacent Douglas East Architectural Conservation Area (ACA).
- The scheme provides a poor standard of residential amenity for future occupants due to an inappropriate unit mix, the total absence of communal open space, and a failure to demonstrate adequate daylight/sunlight levels for all units.