Core Refusal Reason
The proposed development is considered out of character with the Ardmore Architectural Conservation Area due to its excessive scale, massing, and design, and fails to meet minimum residential amenity standards for private open space.
Decision Maker's Conclusion
- The development is materially out of character with the pattern of development in the Ardmore Architectural Conservation Area (ACA) by reason of its excessive height, scale, bulk, and massing.
- The application lacks a required Architectural Heritage Impact Assessment (AHIA), preventing a proper assessment of the impact on the historic grain and vernacular character of the area.
- The proposal fails to provide adequate private open space and acceptable daylight/outlook for future occupants, resulting in a substandard level of residential amenity.
Cited Policies (CDP)
BH05BH06BH11BH12CS 16Table 3.2Section 11.7Appendix 10
Decision Document Summary
This application sought permission for the demolition of a single-storey structure and the construction of two two-storey, three-bedroom dwellings at Coffey Lane, Ardmore, Co. Waterford. The site is located within the Ardmore Architectural Conservation Area and is designated as a 'Most Sensitive' landscape. The Planning Authority refused permission because the proposal represents an over-intensive form of backland development that fails to respect the established historic character and scale of ...SOURCE PDFOpen Original
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