Core Refusal Reason
The proposed five-storey apartment block (Block C) would materially and adversely impact the character and setting of the 'Saint Annes' Protected Structure due to its excessive scale, massing, and height in close proximity, while the exclusion of the protected structure from the application is contrary to the County Development Plan.
Decision Maker's Conclusion
- The overall scale and height of Block C would negatively dominate the setting and amenity of the Protected Structure 'Saint Annes', failing to respect its unique character.
- The exclusion of the Protected Structure from the application is contrary to both the County Development Plan and the Architectural Heritage Protection Guidelines for Planning Authorities (2011).
- While the site is suitable for residential development and is well-served by public transport, the specific constraints of the Protected Structure make the density and massing of the current 43-unit proposal inappropriate.
Cited Policies (CDP)
Policy Objective HER8 (Work to Protected Structures)Section 12.11.2.3 (Development within the Grounds of a Protected Structure)Policy PHP35 (Healthy Placemaking)Section 13.1.2 (Transitional Zonal Areas)Policy PHP18 (Residential Density)Policy PHP20 (Protection of Existing Residential Amenity)Policy PHP42 (Building Design & Height)Section 12.3.7.7 (New Infill Development)Section 12.4.5 (Car Parking Standards)Section 12.8.3 (Open Space)Appendix 5 (Building Height Strategy)
Decision Document Summary
The proposal sought permission for 43 residential units in three blocks (up to 5 storeys) on a 0.6-hectare site in Shankill, containing an Art Deco protected structure. The Planning Authority refused the application due to concerns over heritage impact, inadequate open space, and poor connectivity. The Inspector's assessment centered on the relationship between the proposed Block C and the protected structure. A key factor in the report is the mention of a subsequent, smaller 26-unit permission ...SOURCE PDFOpen Original
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