3824/24

PROTECTED STRUCTURE: The development will consist of: A. The demolition of the existing garage/warehouse buildings to the rear of the 3 properties and; B. The construction of an apartment building, which will be 4 storey height in total (3 levels over ground floor) facing on to Richmond Place South, together with associated site works, providing 10 residential units. No. 26 is a Protected Structure.

Refused

Core Refusal Reason

The proposed development represents overdevelopment of a restrictive infill site, characterized by excessive scale and massing that would be overbearing on adjacent Protected Structures and a Conservation Area while failing to provide adequate residential amenity for future occupants.

Decision Maker's Conclusion

  • The scale, massing, and monolithic design are unsympathetic to the historic context of the Protected Structure and the Conservation Area, resulting in an overbearing impact on the existing character.
  • The development fails to provide minimum private amenity space for studio units and breaches separation distance requirements (SPPR 1), leading to unacceptable overlooking and poor quality of life for future and existing residents.
  • The juxtaposition of the 4-storey block against the single-storey dwelling at No. 20 Richmond Place creates a significant level of overbearance and negative impact on residential amenities.

Cited Policies (CDP)

Objective Z10Policy BHA2Policy BHA9Policy BHA14Section 15.13.5.1Section 15.13.5.2Section 15.9.7Appendix 3 (Height Strategy)Appendix 1 (Sustainable Urban Housing: Design Standards for New Apartments)Appendix 16 (Sunlight and Daylight)SPPR 1 (Compact Residential Guidelines 2024)

Decision Document Summary

The applicant sought permission to demolish existing warehouses at the rear of 24-26 Richmond Street South and construct a 4-storey apartment building comprising 10 units. While the site is zoned Z10 (Inner City Sustainable Mixed Uses) where residential use is acceptable, the Inspector found the proposal to be a significant overdevelopment, noting a density of 417 dph which exceeds the City Development Plan's 100-250 dph range. The Inspector's key arguments focus on the failure to respect the se...
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