Core Refusal Reason
The proposal constitutes overdevelopment of a restricted infill site, resulting in excessive density, substandard residential amenity, and a design that fails to integrate harmoniously with the surrounding architectural context.
Decision Maker's Conclusion
- The development represents significant overdevelopment with a density of 150 units per hectare, leading to a substandard form of development with inadequate private open space that falls below minimum requirements.
- The design lacks architectural coherence and fails to provide a sympathetic transition to the surrounding context, creating overbearing impacts on neighboring properties and poor visual outcomes such as the proposed jetted returns.
- Critical technical and legal deficiencies were identified, including unresolved site ownership boundaries, the absence of a required Archaeological Impact Assessment for a sensitive town center location, and insufficient details regarding surface water management.
Cited Policies (CDP)
Policy H01Policy H02Policy H04Waterford City and County Development Plan 2022-2028
Decision Document Summary
This application proposed the construction of three 3-storey townhouses on a constrained 0.02ha infill site at New Lane, Dungarvan, situated within an Architectural Conservation Area and a Zone of Archaeological Potential. The proposal was refused due to its excessive scale and density, which resulted in a substandard level of residential amenity and a lack of adequate private open space for future occupants. Furthermore, the inspector found the architectural design to be incoherent and potentia...SOURCE PDFOpen Original
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