2460191
for (1) Construction of a 2 storey pitched roof building to provide 6no 2 person bed and breakfast accommodation rooms, within the rear yard of the public house building (2) Construction of a single storey flat roof link from the new bed and breakfast accommodation building to the rear of the public house building (3) Construction of a single storey flat roof kitchen within the rear yard of the public house building to serve the new bed and breakfast accommodation (4) Roof structure over the external rear yard of the public house building to provide an external smoking area (5) New external door opening onto Stradone Street for access to the existing first floor accommodation (6) Internal alterations to the existing public house building to facilitate this development (7) and connections to all services and all ancillary site development works to facilitate this development
Core Refusal Reason
The proposal represents overdevelopment of a confined site characterized by excessive plot ratio, site coverage, and a substandard layout that lacks internal connectivity and adequate parking/amenity space.
Decision Maker's Conclusion
- The development exhibits excessive plot ratio and site coverage on a confined backland site, leading to a lack of necessary open space, amenity areas, and car parking.
- The proposed layout is substandard and poorly integrated, specifically regarding the lack of internal access between ground-floor guest rooms and the main building's kitchen and dining facilities.
- The proposal would negatively impact the adjacent community use (Drumlin House) and represents piecemeal overdevelopment that is contrary to the proper planning and sustainable development of the area.