Core Refusal Reason
The Inspector recommends granting permission but with fundamental modifications—omitting the first floor and the on-site car parking—because the proposed 1.5-storey scale is visually discordant with the single-storey streetscape of Magenta Place, and vehicular access would conflict with the strategic pedestrian and cycle priority of 'The Metals' (a cACA).
Decision Maker's Conclusion
- The proposed 1.5-storey Mansard roof design is visually incongruous and overbearing when viewed against the existing row of modest single-storey cottages and the context of the Candidate Architectural Conservation Area.
- Introducing vehicular traffic across 'The Metals' is contrary to the Development Plan's objective to protect this route as a strategic pedestrian and cycle amenity, creating unacceptable safety hazards and traffic conflicts.
- A grant of permission is only sustainable if the development is restricted to a single-storey, flat-roofed dwelling with no on-site parking, thereby preserving the character of the streetscape and the utility of the public right-of-way.
Cited Policies (CDP)
Objective ASection 8.2.3.4Section 2.1.3.4Policy RES 3Section 8.2.3.2Section 8.2.8.4(i)Section 8.2.4(ii)SLO 17SLO 93Policy AR17
Decision Document Summary
The proposal seeks to construct a mews dwelling on a 188sq.m. site at the northern end of Magenta Place, Sandycove, located on 'The Metals,' a strategic pedestrian/cycle route and Candidate Architectural Conservation Area (cACA). The Planning Authority initially refused permission for a two-storey dwelling, citing over-development and negative impacts on the character of the area. On appeal, the applicant modified the design to a 1.5-storey Mansard roof dwelling. The Inspector concludes that whi...SOURCE PDFOpen Original
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