2426/21
Planning permission is sought for development consisting of: (i) Alterations to and reconfiguration of existing residential building on site to provide 2 no. self-contained apartments (1 no. one-bedroom apartment accessed via existing basement level entrance and 1 no. two-bedroom duplex accessed via existing ground floor level entrance); (ii) Construction of 3-storey extension to rear of existing building, accommodating 3 no. one-bedroom apartments accessed via the existing ground floor entrance off North Strand Road. All 5 no. apartments will have access to a communal open space area located centrally on site. Residents will also have access to 7 no. bicycle parking spaces and a bin storage are provided to the front of the site; and (iii) All associated works necessary to facilitate the development.
Core Refusal Reason
The proposed development would result in a substandard form of residential accommodation due to inadequate private and communal amenity space and excessive overlooking between apartments, which would negatively impact the residential amenities of future occupants.
Decision Maker's Conclusion
- The development constitutes a substandard and unacceptable form of residential accommodation that would have a negative impact on the amenities of future occupants.
- The communal open space provided is significantly below the required 26 square metres and is poorly located, receiving very limited direct sunlight penetration throughout the year.
- A separation distance of less than 8 metres between habitable rooms in the existing building and the new extension would result in significant privacy issues and excessive overlooking.