2460546
demolition of the existing buildings and construction of a mixed-use development comprising No.3 buildings ranging in height from 4 to 5 storeys with 53 residential units. Building A will comprise four storeys with No.20 apartments and No.2 commercial units on the ground floor; Building B will comprise 4-storey including two communal units on the lower ground floor, two apartments on the ground floor with two duplexes above; Building C will include No.29 residential apartment units over five floors. This application also proposes the provision of open space, provision foul and surface water connections & surface water attenuation systems, boundary treatments, bicycle storage, soft and hard site landscaping and all other associated and ancillary development works
Core Refusal Reason
The proposed development was refused due to excessive height, scale, and massing that would negatively impact the Architectural Conservation Area (ACA) and adjoining residential amenities, alongside non-compliance with national mandatory apartment standards regarding unit mix and floor areas.
Decision Maker's Conclusion
- The proposed height, scale, and massing of Buildings A and C are considered excessive and would result in a discordant transition with the historic streetscape of Ballybricken Green (an ACA) and the two-storey dwellings at Clashrea Place.
- The development fails to comply with national mandatory standards (SPPR 1 and SPPR 3) regarding housing mix (exceeding 50% one-bedroom units) and minimum floor areas for two-bedroom units, while also failing to provide active ground floor frontages on Morgan Street.
- The proposal would significantly impact the residential amenity of neighboring properties through overlooking and loss of privacy from balcony areas, and lacks sufficient technical detail regarding SuDS, social infrastructure, and bicycle parking requirements.