2241663
Permission for change of use of ground floor bar to residential 2-bedroom apartment, to demolish old rear extensions and outbuildings, new attic conversion to a 1-bedroom apartment including dormers, all renovations and elevation alterations to existing building, to construct a new 3-storey extension to the side of the existing building on Cattle Market Avenue to include Ground floor 1-bedroom apartment and a 2-bedroom duplex apartment, to construct a 2-storey extension to the side of the existing building on Wolf Tone Street to include 2 no. Ground floor 1-bedroom apartments and 1 no. first-floor 2-bedroom apartment and all associated ancillary site development works at Roisin Dubh Bar, 15 Cattle Market Avenue, Cork. 4 no. 2-bedroom apartments, 4 no. 1-bedroom apartments to be provided. Total of 8 no. apartments.
Core Refusal Reason
The proposed development represents overdevelopment of a restricted site, characterized by inappropriate scale, height, and design that would negatively impact the Shandon Architectural Conservation Area, protected views, and the residential amenity of both future occupants and neighbors.
Decision Maker's Conclusion
- The proposal constitutes overdevelopment of a restricted site, resulting in excessive density and an inappropriate urban form that is out of character with the established residential character of the area.
- The design and scale of the extensions would be visually intrusive, adversely affecting the setting of the Shandon Architectural Conservation Area and negatively impacting views afforded towards Saint Anne's Tower.
- The development fails to provide an acceptable standard of residential amenity for future occupants while simultaneously injuring the amenity of adjoining properties through overlooking and an overbearing appearance.