2342086
Permission for the following residential development at The Laurels, 209A Pouladuff Road, Ballyphehane, Cork comprising: (1) The demolition of existing shed and part demolition of an existing dwelling house to the rear and side elevations, (2) The extension (to the rear) and conversion of the existing dwelling house to provide 2 no. apartments, (3) The construction of a three-storey apartment block to the rear of the existing dwelling house to provide 4 no. apartments and (5) All associated site development works including access, footpaths, drainage, amenity areas and bin and bike storage.
Core Refusal Reason
The proposed development represents overdevelopment of a restricted site where the excessive density, height, and scale would result in a cramped and substandard form of development that is out of character with the surrounding townscape and provides a poor standard of residential amenity.
Decision Maker's Conclusion
- The proposed density, calculated at approximately 115 dwellings per hectare when excluding public road areas, is considered excessive and would lead to an overly intensive development of the site.
- The height and massing of the three-storey apartment block would rise significantly above the rooflines of adjacent dwellings, creating an overbearing and cramped relationship with the existing building on site.
- The internal site layout fails to provide adequate defensible space for ground-floor bedrooms and maintains separation distances of less than 10m between opposing windows, resulting in a poor standard of privacy and amenity for future residents.