2560046
for 1. indefinite material change of use of existing building from commercial snooker club to residential use 2. demolition of existing 2 storey structure to rear of main building 3. construction of new 3 storey ‘central core’ stairwell extension to rear of existing building 4. subdivision of existing building into 4 no. individual apartment units 5. construction of new 3 storey extension to rear comprising of 3. no. individual apartments connected to main building 6. new fenestration and general maintenance works to front and rear façades 7. new conservation style rooflights (2 no.) to st.mary street 8. new dormer roof / window structure to attic floor at rear of main building 9. roof finish upgrade and all ancillary works.This property is a protected structure located in a conservation area
Core Refusal Reason
The proposed development represents over-intensification of a restricted site, resulting in substandard residential amenity due to poor layout, lack of natural light, and excessive scale of the extension on a Protected Structure.
Decision Maker's Conclusion
- The proposed extension is excessive in height and scale, constituting over-intensification of the site and failing to provide a decent standard of residential accommodation, particularly regarding natural light and room layout.
- The proposal fails to comply with the 'Design Standards for New Apartments' (2023), specifically regarding minimum floor areas for two-bedroom units (SPPR 3) and the provision of adequate habitable room windows.
- Insufficient information was provided regarding the impact on the Protected Structure, including the lack of an Architectural Heritage Impact Assessment (AHIA) and concerns over the demolition of an existing outbuilding.