Core Refusal Reason
The proposed development constitutes over-development of a restricted site with excessive density, poor design quality, and inadequate internal living standards, resulting in negative impacts on both future occupants and neighboring residential amenities.
Decision Maker's Conclusion
- The proposed density of 370 units per hectare represents over-development that fails to comply with national guidelines for sustainable residential development and compact settlements.
- The 4-5 storey scale and massing are visually obtrusive and out of character with the area, leading to significant overlooking of adjacent properties from north-west facing balconies.
- The internal layout fails to meet minimum standards for kitchen/living/dining and storage areas, and the applicant failed to provide a Demolition Justification Report required by the Fingal Development Plan.
Cited Policies (CDP)
Policy CAP8
Decision Document Summary
This application proposed the demolition of an existing two-storey building at The Estuary, North Street, Swords, to be replaced by a 4-5 storey apartment block. The local authority refused the development due to its excessive density of 370 units per hectare on a restricted site, which was deemed out of character with the surrounding area. Refusal was further based on substandard internal living spaces, negative impacts on neighboring privacy through overlooking, and a failure to justify the de...SOURCE PDFOpen Original
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