Core Refusal Reason
The proposal represents overdevelopment of a confined site, failing to provide adequate private open space and lacking necessary heritage impact assessments for the Architectural Conservation Area.
Decision Maker's Conclusion
- The development constitutes overdevelopment of a restricted site, specifically failing to provide the minimum 30 sq.m of private open space required for a two-bedroom dwelling under SPPR 2.
- Insufficient information was submitted to assess the impact on the Tramore Architectural Conservation Area, including the lack of a required Architectural Heritage Impact Assessment (AHIA) and contiguous elevations.
- The application failed to demonstrate technical feasibility regarding water and foul sewer connections from Uisce Éireann and lacked specific details on external finishes and site access.
Cited Policies (CDP)
BH05BH06SPPR 2Waterford City & County Development Plan 2022-2028
Decision Document Summary
The applicant sought permission for a two-storey, two-bedroom apartment at the rear of 1 Marine Terrace, Tramore. The site is located within a sensitive Architectural Conservation Area and is notably constrained in size. The Planning Authority determined the proposal was unacceptable in its current form due to overdevelopment concerns, primarily the failure to meet mandatory private open space standards. Furthermore, the absence of heritage impact studies and utility connection agreements meant ...SOURCE PDFOpen Original
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