22889

Permission for the demolition of the existing commercial unit and the construction of a two storey residential unit made up of 2 x one bedroom apartments and 4 x two bedroom aparmtents (6 apartments in total), secure bin storage, bicycle storage, new boundary treatments including associated hard and soft landscaping, connection to the existing mains sewer, new on site surface water attenuation system, associated carparking and associated site development works

Refused

Core Refusal Reason

The development was refused due to poor urban design, inappropriate layout, and inadequate provision for residential amenity (including open space, parking, and daylight), which would result in a visually incongruous development contrary to national and local planning policies.

Decision Maker's Conclusion

  • The proposal fails to provide an appropriate urban design strategy for a prominent corner site, resulting in a visually incongruous development with inappropriate layout, materials, and a lack of architectural distinctiveness.
  • The development provides substandard residential amenity due to the poor location and overshadowing of communal open space, inadequate private amenity space, and a failure to demonstrate sufficient daylight and sunlight levels for future occupants.
  • The application lacks essential infrastructure and facilities, including adequate on-site car parking, appropriate bin and bulky storage, and suitable access arrangements for the first-floor units.

Cited Policies (CDP)

Section 13.21.5CS 1CS 2CS 3CS 4CS 10CS 11CS 12SS 19SS 20SS 21SS 22SS 25SS 26SS 28HOU 1HOU 10HOU 12HOU 15HOU 16HOU 17HOU 23HOU 25HOU 26HOU 29IU 19IU 20IU 21IU 22IU 23IU 87BHC 6NBG 30NBG 31Chapter 1313.8.1713.8.1813.8.1913.8.2713.8.2813.8.2913.16.9Table 13.3Table 13.5Table 13.11Table 13.12

Decision Document Summary

The proposal sought permission for the demolition of an existing commercial unit and the construction of a two-storey apartment block containing six units (two 1-bedroom and four 2-bedroom apartments) at Grange Close, Muirhevnamor, Dundalk. While the site is zoned for residential use, Louth County Council refused the application primarily because the design was considered visually incongruous and lacked architectural quality for its prominent corner location. Furthermore, the development was dee...
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