2460145
for the construction of 44 No. apartments (6 No.1 bed / 2 person, 16 No. 2 bed / 3 person, 6 No. 2 bed / 4 person & 16 No. 3 bed / 5 person ) in 4 No. three storey duplex blocks, consisting of: Block A: 12 Units - comprising 6 No.1 bed / 2 person & 6 No. 2 bed / 4 person apartments, Block B: 12 Units - comprising 6 No.2 bed / 3 person & 6 No. 3 bed / 5 person apartments, Block C: 8 Units - comprising 4 No.2 bed / 3 person & 4 No. 3 bed / 5 person apartments, Block D: 12 Units - comprising 6 No.2 bed / 3 person & 6 No. 3 bed / 5 person apartments. The development will also include all associated ancillary site development works, car parking, bin and bicycle stores and public / communal open spaces on previously approved site (for 88 apartments in 2 No. 3 and 4 storey blocks) Reg. Ref.18/1027 known as Sector 3 and overall site approved under reg. ref. 18/1026 (Sector 1) & reg. ref. 18/1028 (Sector 2) on subject site of circa 0.7 Ha. Revised by Significant Further Information which consists of; amended site layout plan including amendments to block A, B, C & D positions, revised orientation of Block C, increased public and communal open space provision, reduction in car parking spaces from 80 to 60, revised bin & bicycle storage layout & location, amended block design/ proposed finishes and additional technical information
Core Refusal Reason
The proposal fails to provide a high-quality urban design response to a prominent corner site, results in an unjustified reduction in residential density compared to previous permissions, and features a layout dominated by car parking with poor-quality 'incidental' open space.
Decision Maker's Conclusion
- The application results in a significant and unjustified reduction in the density of dwellings on the subject site and overall landholding compared to previously permitted schemes, failing to optimize the use of zoned land.
- The proposed built form and architectural detailing fail to deliver an appropriate sense of streetscape or public realm, particularly at the prominent junction of the Southern Internal Link Road and Dunmurry Road.
- The site layout is considered inappropriate due to the dominant location of car parking and the provision of narrow, 'incidental' public open space that lacks usability and proper oversight.