2560138
to Demolish existing Mechanic Garage and Workshop and replace with 10 no Apartments in a Single 4 Storey Block. Works will comprise a single apartment block containing 5 no. 1 Bedroom Apartments, 2 no. 2 Bedroom Apartments and 3 no. 3 Bedroom Apartments, a refuse storage area at Ground Floor, a Communal Bike/Large Item Store at ground floor, Solar Panel array at Roof Level, works to lower the existing stone boundary wall, connect the development to the existing public sewer along with all associated site development works
Core Refusal Reason
The proposal fails to demonstrate compliance with national building height guidelines and provides inadequate residential amenity, specifically regarding the lack of private open space and potential overlooking of adjacent properties.
Decision Maker's Conclusion
- The proposed 4-storey height and northern elevation design fail to demonstrate a positive contribution to the streetscape or compliance with Section 3.2 of the Urban Development and Building Heights Guidelines.
- The development provides substandard residential amenity, as ground floor units are entirely devoid of private open space and upper floor balconies fail to meet minimum size standards required by the Apartment Guidelines.
- The application lacks critical technical and social justification, including a comprehensive SuDS strategy, water/wastewater feasibility confirmation, a Social Infrastructure Audit, and a Housing Need Demand Assessment.