2460071

Permission for a development which consists of to (1) demolish an existing dwelling house and sheds, (2) construct a residential apartment complex consisting of two new apartment blocks containing twelve two-bedroom apartments and three one-bedroom apartments (3) alterations to existing vehicular site entrance and carparking facilities (4) all ancillary site works and site services

Refused

Core Refusal Reason

The proposed development constitutes overdevelopment of a restricted infill site, providing substandard residential units that fail to meet minimum floor area requirements and adversely impacting the residential amenity of neighboring properties through excessive massing and inadequate separation distances.

Decision Maker's Conclusion

  • The proposed two-bedroom apartments in Block A fail to meet the minimum floor area requirement of 73 sq.m as mandated by SPPR 3 of the 'Design Standards for New Apartments' (2022), resulting in a substandard level of residential amenity.
  • The scale, height, and positioning of the development beyond the established rear building line would result in an overbearing impact and significant loss of daylight and sunlight for adjoining residential properties to the north and south.
  • The proposal represents overdevelopment of the site, evidenced by inadequate separation distances to boundaries, a 26% shortfall in required car parking provision, and the provision of unusable, non-functional communal open space.

Cited Policies (CDP)

Section 3.6Policy 8.7.8Section 8.8Section 11.3.1 (d)Section 11.3.1 (e)Section 11.3.2 (f)Section 18.2Section 19.2

Decision Document Summary

Shawder Ltd. proposed the demolition of an existing dwelling at 99 Upper Newcastle Road, Galway, to construct a 15-unit apartment complex (12 two-bed and 3 one-bed units) in an 'Established Suburbs' residential zone. Although the principle of higher-density infill is supported by zoning, the application was refused because the design failed to respect the context of the site and the amenities of adjacent residents. Key issues included non-compliance with national apartment size standards, excess...
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