Core Refusal Reason
The proposal undermines the Neighbourhood Centre zoning objective and provides a substandard level of residential amenity due to poor orientation and overlooking.
Decision Maker's Conclusion
- The reduction of retail floor space at ground level would diminish the variety of uses available, conflicting with the zoning objective to protect and improve mixed-use neighbourhood centre facilities.
- The proposed residential unit fails to meet local and national design standards as it is a single-aspect, north-facing apartment, resulting in inadequate internal amenity.
- The private rear garden of the proposed apartment would be subject to significant overlooking from an existing first-floor balcony, compromising the privacy and amenity of future residents.
Cited Policies (CDP)
Section 8.2.3.3(ii)NC zoning objective
Decision Document Summary
The application sought permission for amendments to a permitted development at 3 Kilbogget Villas, Cabinteely, specifically involving the conversion of approximately half of a ground-floor retail unit into a residential apartment. The site is situated within a Neighbourhood Centre (NC) zoned area. The local authority refused the application on the grounds that the loss of retail space weakens the commercial vitality of the centre, and the proposed apartment provides a substandard living environm...SOURCE PDFOpen Original
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