Core Refusal Reason
The development was refused due to excessive scale and massing that would negatively impact neighboring amenities, non-compliance with national apartment design standards, and unresolved legal and access issues regarding third-party lands.
Decision Maker's Conclusion
- The proposed apartment building, by virtue of its design, scale, and massing, would be an over-bearing and incongruous feature that detracts from the character of the area and the amenities of neighboring single-storey dwellings.
- The layout and design of the proposal fail to demonstrate compliance with the 'Sustainable Urban Housing: Design Standards for New Apartments' (2022) regarding minimum floor areas, storage, and amenity space.
- The development is reliant on lands outside the red line boundary for vehicular access without demonstrated legal consent and includes balconies overhanging the public footpath, creating a sub-standard development and potential traffic hazard.
Cited Policies (CDP)
Waterford City & County Development Plan 2022-2028Zoned Town Core [TC]Development Management StandardsMost Sensitive Scenic Classification
Decision Document Summary
This application sought permission for a 13-unit apartment development on a 0.033-hectare brownfield site at the corner of Morgan Street and The Glen in Waterford City. While the 'Town Core' zoning supports residential development in principle, the proposal was refused because its four-storey scale was deemed over-dominant and out of character with the surrounding urban grain. Furthermore, the Planning Authority found the application lacked sufficient detail to prove compliance with national apa...SOURCE PDFOpen Original
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