2560113
(a) alterations to the external facades to include a new entrance to first and second floor levels from street level on Oliver Plunkett Street, (b) convert the rear part of Retail Unit 2 to a one-bedroom apartment, (c) construct extension at first floor level to the rear of the property, (d) provide 4 no. one-bedroom apartments at first floor level to replace existing disused 4 no. one-bedroom and 1 no. studio apartments at first floor level, (e) provide 2 no. one-bedroom apartments at second floor level to replace existing disused 3 no. one-bedroom apartments at second floor level, (f) construct replacement boundary wall along part of east boundary of property,(g) construct new boundary wall and entrance gates along south boundary of the property facing Blackhall Street and (h) carry out all associated site works. 5 Oliver Plunkett Street is within the curtilage of 3 Oliver Plunkett Street which is included in the Record of Protected Structures in the Westmeath County Council Development Plan 2021-2027- RPS No.019-077 and NIAH No.15310066
Core Refusal Reason
Substandard internal residential amenity and failure to comply with mandatory apartment design standards, alongside unresolved concerns regarding architectural heritage impact and residential privacy.
Decision Maker's Conclusion
- The proposed apartments fail to meet the minimum requirements for floor area, storage, and dual aspect orientation as defined in the Sustainable Urban Housing: Design Standards for New Apartments (2022).
- The applicant failed to provide sufficient detail to ensure the protection of the architectural heritage of the Protected Structure (No. 3 Oliver Plunkett Street) and the character of the Architectural Conservation Area.
- Concerns regarding the impact on neighboring residential amenity through overlooking and unresolved issues regarding site ownership and rights of way remain outstanding.