Core Refusal Reason
The proposed development was refused due to its inappropriate design and orientation which would negatively impact the streetscape character, insufficient and poor-quality private open space, and a lack of technical detail regarding sightlines, water services, and drainage.
Decision Maker's Conclusion
- The gable-fronted orientation and positioning forward of the established building line would create an incongruous element that fails to protect the architectural heritage and character of Strand Street.
- The proposed private open space of 28.6sqm is significantly below the 40sqm requirement and is of poor quality due to its narrow configuration and overshadowing from adjacent high walls.
- The application failed to provide adequate technical evidence regarding visibility sightlines, a Confirmation of Feasibility for water connections, and a site-specific SuDS assessment.
Cited Policies (CDP)
CLOG 21CLOG 26Section 13.8.17Policy IU 19Policy IU 13Section 13.9.9Section 13.19.14Section 13.16.17Section 13.9.15Section 13.9.16NBG 6NBG 9NBG 13CLOG 1CLOG 4
Decision Document Summary
The proposal sought to demolish existing house ruins and construct a new 1.5/2-storey detached dwelling on an infill site at Strand Street, Clogherhead. While the site is zoned for residential use, the application was refused because the dwelling's gable-ended design and breach of the established building line were considered architecturally jarring and contrary to heritage policies CLOG 21 and CLOG 26. Furthermore, the project failed to meet minimum standards for private amenity space and lacke...SOURCE PDFOpen Original
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