2421

change use of two storey joinery workshop to three, one bedroom apartments and one studio apartment. Restoration and alterations to existing concrete structure, removal of existing round roof and replacement with round roof (ridge height increase to match Boston Medical Centre) with attic bedroom and storage accommodation, single storey extensions to east and west gables with private amenity balcony's, private garden area to east and 3 car spaces, single storey porch entrance extension of existing car park on south elevation and ancillary site works

Refused

Core Refusal Reason

The proposed development's excessive height increase and scale would result in overdominance, overshadowing, and overlooking of adjacent residential properties, thereby failing to protect the amenity of the existing residential community as required under the Residential 1 zoning objective.

Decision Maker's Conclusion

  • The proposed 3m height increase (a 60% increase) is considered overly dominant and would lead to unacceptable residential impacts by way of overshadowing and overlooking of adjoining residential properties.
  • The applicant failed to demonstrate that the site can be accessed safely and adequately by a range of vehicles, including emergency services, via the narrow existing laneway off a Strategic Regional Road.
  • The development fails to comply with several key standards of the Laois County Development Plan and national guidelines, specifically regarding open space provision, car parking dimensions, bicycle parking, and internal apartment storage.

Cited Policies (CDP)

Residential 1 ZoningPolicy DM HS 2Policy DM HS 3Policy DM HS 4Policy DM HS 7Policy DM HS 8Policy DM HS 10Policy DM HS 15Policy DM TRANS 8Policy DM TRANS 10

Decision Document Summary

The applicant sought permission to convert and extend a two-storey joinery workshop into four apartments (three one-bed and one studio) at the rear of Dublin Road, Portlaoise. Although the site is zoned for residential use, the planner identified significant issues regarding the scale of the proposal, which involves a 60% increase in building height. This was deemed to cause excessive overshadowing and overlooking of neighboring bungalows. Furthermore, the restricted access via a 3.5m wide lanew...
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