2467

Permission for 1. part change of use of an existing beauty salon to a self-contained residential unit at ground floor level. 2. Provision of 3 no. self-contained residential units at first and second floor level. 3. Bin storage area, landscaping, bicycle parking area. 4. All associated site development works

Refused

Core Refusal Reason

The proposal provides a substandard level of residential accommodation that fails to meet minimum floor area and daylighting standards, combined with the use of inappropriate materials within an Architectural Conservation Area.

Decision Maker's Conclusion

  • The proposed residential units provide a substandard level of accommodation due to internal layouts that fail to meet minimum floor area requirements and a lack of adequate natural light and ventilation for habitable rooms.
  • The use of uPVC windows on the front elevation is considered inappropriate for a building within the Clanbrassil Street Architectural Conservation Area (ACA) and would detract from the visual amenities and character of the streetscape.
  • The application failed to provide sufficient detail regarding safe access arrangements, parking regimes, and the provision of necessary residential services such as bicycle and bin storage in compliance with County Development Plan standards.

Cited Policies (CDP)

CS 2SS 21SS 22SS 26HOU 11HOU 15HOU 18HOU 19HOU 22HOU 25HOU 26HOU 31NGB 6BHC 6BHC 7BHC 31BHC 32Section 13.8.28Section 13.8.29Table 13.5Section 13.16.1Section 13.16.12Section 13.16.17Section 13.9.15Section 13.9.16Table 13.13Section 13.8.19Section 13.13.15

Decision Document Summary

The application proposed the part change of use of an existing beauty salon at 31 & 32 Church Street, Dundalk, into a self-contained residential unit at ground floor level, with three additional units on the upper floors. While the site is appropriately zoned for town centre development and located within the Clanbrassil Street Architectural Conservation Area, the proposal was refused due to significant design deficiencies. The units failed to comply with the 'Sustainable Urban Housing: Design S...
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