2305/21
The development will consist of the provision of 34 new residential apartments, comprising 12 no. studio units, 9 no. 1-bed units and 13 no. 2-bed units. The development is planned in two buildings, the front building presenting a new frontage over four levels to Clanbrassil Street Lower. The rear building is planned over five levels, including a setback penthouse level. A bridge links the two buildings. A communal resident's roof garden is proposed on the roof of the front building. A communal resident's courtyard is proposed at the ground floor between the buildings. All communal plant, bin storage and bicycle parking for 64 no. bicycles is proposed at ground level. The demolition of an existing single storey shed (c. 90 sq.m) on the site, to the rear of 65/66 Clanbrassil Street Lower is proposed to enable the works. The development is accessed for residents from Clanbrassil Street Lower. Total site area is 1,168 sq.m and the development Gross Internal Area is 2,644 sq.m.
Core Refusal Reason
The Planning Authority refused permission on the grounds of overdevelopment, unacceptable impact on the amenity of neighboring occupiers (overbearing effect and loss of light), poor standard of accommodation for future residents, and traffic/parking hazards; however, the Inspector recommended a grant of permission, finding the project suitable for its highly accessible city-centre infill context.
Decision Maker's Conclusion
- The proposed development represents a suitable infill project in a city-centre location that conforms to the existing pattern and scale of development in the immediate vicinity.
- The impacts on the daylight, sunlight, and privacy of adjoining residential properties are considered acceptable and proportionate to the site's inner-city character and the need for higher-density housing.
- The car-free nature of the scheme is appropriate given the site's proximity to extensive public transport infrastructure and the city centre, and it will not create a significant traffic hazard.