Core Refusal Reason
The proposal constitutes a substandard, ad-hoc infill development characterized by poor design, layout, and residential amenity, while failing to adequately address flood risk, surface water management, and traffic safety requirements.
Decision Maker's Conclusion
- The development represents a substandard and ad-hoc infill scheme with a poor layout, inadequate private amenity space, and insufficient provision for car parking and storage, which would set an undesirable precedent for the area.
- The applicant failed to demonstrate that the proposed dwellings would not adversely impact the residential amenities of neighboring properties through overlooking, overshadowing, or overbearing effects.
- The application lacked essential technical assessments and design details regarding flood risk management (Flood Zone B), Sustainable Urban Drainage Systems (SuDS), and safe vehicular access onto Avenue Road.
Cited Policies (CDP)
CS 2SS 21HOU 11Section 3.14HOU 18HOU 20HOU 21HOU 25HOU 32Section 13.8NGB 6IU 13IU 19IU 26IU 27Section 13.9.16Table 13.11Table 13.10Section 13.16.16Section 13.8.19
Decision Document Summary
The proposal sought permission for the conversion of two outbuildings into two separate dwellings, the construction of a new double garage, and associated site works at Sonacherra, Avenue Road, Dundalk. While the site is located in an area zoned for residential use, the local authority refused permission because the scheme was considered a poor-quality, ad-hoc form of backland development. The refusal was based on the substandard nature of the proposed accommodation, potential negative impacts o...SOURCE PDFOpen Original
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