Core Planning Reasoning
The primary reason for refusal is the absence of comprehensive daylight and sunlight studies to prove the development would not negatively impact neighboring residential properties (Lavender Cottage and No. 28 Friar Street), coupled with the overbearing visual impact and overshadowing caused by the proposed scale and proximity to site boundaries.
Decision Maker's Conclusion
- The proposed cancer support centre is an acceptable land use for the site's 'Existing Residential/Mixed Residential' zoning in principle, but is subject to protecting residential amenity.
- In the absence of a technical daylight/sunlight analysis (BRE 209), the Inspector cannot be satisfied that the development would not cause significant loss of light to adjacent homes.
- The increased scale and massing, placed significantly closer to shared boundaries than the existing building, would result in an unacceptable level of visual intrusion and overbearance for neighboring residents.
Cited Policies (CDP)
Objective SC 6-7 (Healthcare Facilities)Objective TM 12.9 (Car Parking and Bicycle Spaces)Table 12.6 (Parking Standards)Objective HE 16-14 (Protected Structures)Objective HE 16-18 (Architectural Conservation Areas)Section 18.3.3 (Zoning Objectives)Section 18.3.5 (Non-residential uses in residential areas)Section 18.3.9 (Protection of residential amenity)Objective ZU 18-9 (Existing Residential/Mixed Residential and Other Uses)
Decision Document Summary
The application proposes the demolition of an existing 2-storey cancer support drop-in centre at 29 Friars Street, Youghal, and its replacement with a larger 3-storey facility of 568 sq.m. The site is situated within the Youghal Architectural Conservation Area (ACA) and adjacent to a Protected Structure. While the Planning Authority originally granted permission, the decision was appealed by third parties citing concerns over parking, loss of light, and overbearing impact. The Inspector acknowle...SOURCE PDFOpen Original
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