Core Refusal Reason
The proposal represents overdevelopment of a restricted town centre site, resulting in substandard residential accommodation that fails to meet minimum standards for room sizes, storage, and private amenity space, while negatively impacting the amenities of neighboring properties.
Decision Maker's Conclusion
- The development constitutes overdevelopment of a restricted site, failing to meet minimum internal room size standards and providing no private or communal amenity space, resulting in a poor standard of accommodation for future occupants.
- The applicant failed to provide a daylight and sunlight analysis to demonstrate that the proposed units would receive adequate natural light or that the development would not detrimentally impact the light levels of adjacent residential properties.
- By reason of its height, scale, and proximity to boundaries, the proposal is considered overbearing and would result in undue overlooking of neighboring habitable rooms and private gardens, seriously injuring the residential amenities of the area.
Cited Policies (CDP)
B1 Town or Village CentreCS 2SS 21SS 22SS 25SS 26HOU 11HOU 15HOU 18HOU 19HOU 20HOU 21HOU 22HOU 23HOU 24HOU 25HOU 26HOU 28HOU 30HOU 31HOU 32HOU 33NGB 6BHC 6BHC 7BHC 10BHC 21BHC 31BHC 32BHC 35Section 13.8Section 13.8.10Section 13.16Section 13.16.1Section 13.16.12Section 13.16.17Section 13.9.15Section 13.9.16IU 19IU 21NGB 38IU 26IU 27EE 65
Decision Document Summary
The proposal involved the conversion and extension of a former public house and nightclub at 3a Francis Street, Dundalk, into one commercial unit and seven apartments. The site is located within the Roden Place Architectural Conservation Area and is adjacent to protected structures. The application was refused because it was deemed overdevelopment of a constrained site, providing substandard residential units with inadequate room sizes, storage, and a total lack of private amenity space. Additio...SOURCE PDFOpen Original
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