215687
The demolition of existing structures and the construction of a residential development of 28 no. apartments and all ancillary site works. The proposed development will consist of 4 no. apartment buildings as follows; Blocks 1 & 2 (4 no. 1-bedroom apartments over 2 storeys); Block 3 (6 no. 1-bedroom apartments and 12 no. 2-bedroom apartments over 3 storeys); Block 4 (2 no. 1-bedroom apartments over 2 storeys). Ancillary site works to include provision of bin store and bicycle stands. Access to the proposed development will be from Emmet Street and Humes Lane.
Core Refusal Reason
The proposal was refused due to an inappropriate housing mix with excessive one-bedroom units and the overdevelopment of a constrained site within an Architectural Conservation Area, leading to adverse impacts on residential amenity.
Decision Maker's Conclusion
- The proposed housing mix is unbalanced and fails to provide a variety of tenure, specifically contravening SPPR 1 due to an excessive 57% provision of 1-bedroom units.
- The development constitutes overdevelopment of an inner residential site, with its scale, density, and massing being out of character with the prevailing historic pattern of the Architectural Conservation Area.
- The project would result in significant adverse effects on the residential amenities of adjoining properties through overbearing visual impact and visual intrusion, compounded by restricted access and inadequate on-site parking.