2360632

for the construction of a 4 storey apartment building over existing basement carpark at Penrose Lane, Waterford, to consist of 4no apartments in total (1no 2 bed apartment at ground floor level, 1no 3 bed apartment at first floor, 1no 3 bed apartment at second floor and 1no 3 bed apartment at third floor) and for new bike and bin storage areas also at ground floor level, all with associated development work

Refused

Core Refusal Reason

The proposed development would result in an overbearing impact and significant loss of light/overshadowing to adjacent residential properties, while also failing to meet the minimum internal floor area standards for apartment units as set out in national guidelines.

Decision Maker's Conclusion

  • The proposed 4-storey structure, by virtue of its height and proximity to boundaries, would result in significant loss of light, overshadowing, and an overbearing impact on the residential amenities of neighboring properties at St Dominics Court and Penrose Court.
  • The proposed 2-bedroom apartment unit (63.54sq.m) is sub-standard as it fails to meet the minimum floor area requirement of 73sq.m for a 4-person apartment as mandated by SPPR 3 of the Sustainable Urban Housing: Design Standards for New Apartments.
  • The application lacks sufficient technical detail regarding surface water management (SuDS), foul drainage connections, and the reconciliation of the proposal with the site's complex planning history and existing basement infrastructure.

Cited Policies (CDP)

General Housing Policy Objective H 01General Housing Policy Objective H 02General Housing Policy Objective H 18General Housing Policy Objective H 20Development Management DM 41SPPR 1SPPR 3

Decision Document Summary

Causeway Group Ltd sought permission for a 4-storey apartment building comprising four units (one 2-bed and three 3-beds) over an existing basement carpark at Penrose Lane, Waterford City. Although the site is located within the 'Town Core' zoning, the Planning Authority determined that the development's scale and massing would cause unacceptable injury to the residential amenities of adjoining properties through overshadowing and overbearing effects. Furthermore, the proposal failed to comply w...
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