2560464
to alter existing house on St. Mary’s Square including the removal of its existing link garage and the part of the kitchen behind same and associated changes to elevations, to form an archway and pedestrian laneway to serve a comprehensively revised proposed development of 2 no duplex two bedroom units with 2 no studio apartments below same plus 3 no studio apartments in separate block, all in the area to the south of the existing adjoining buildings on St. Mary’s Square. The proposed development combines 1-storey, 2-storey and 3-storey parts organised around a large landscaped courtyard linked directly to St. Mary’s Square via the proposed archway and laneway and via access for emergency vehicles and waste trucks etc to the link road at east end of site. The development includes boundary modifications, demolition of small rear shed, drainage and underground services connections to St. Mary’s Square services, associated new small sheds/bike stores, plus associated landscaping and siteworks
Core Refusal Reason
The proposal constitutes overdevelopment of a constrained backland site, featuring a substandard design that negatively impacts the character of the Architectural Conservation Area and an adjoining Protected Structure, while failing to provide adequate residential amenity or a coordinated approach to the wider area's regeneration.
Decision Maker's Conclusion
- The development represents overdevelopment of a constrained site with a substandard design that is visually dominant and fails to respect the character of the adjoining Protected Structure and Architectural Conservation Area.
- The layout provides inadequate residential amenity for future occupants, specifically regarding private open space, refuse storage, bicycle parking, and emergency vehicle access.
- The proposal is a piecemeal development that lacks a coordinated approach to the regeneration of the wider backland area, thereby prejudicing its future development potential.