22837

Permission for development to lands rear of no.s 1 and 2 Vincent Avenue to demolish existing sheds/stores and construction of one 3 storey building to house the following: store and apartment at ground floor level, 2 apartments at first floor level and 1 apartment at second floor level, connection to existing services and all associated site development works

Refused

Core Refusal Reason

The proposed development represents overdevelopment of a restricted backland site, failing to meet minimum apartment design standards and negatively impacting the residential amenity of the area and the character of the Architectural Conservation Area.

Decision Maker's Conclusion

  • The proposal constitutes overdevelopment of a restricted site, failing to provide adequate storage, parking, and private amenity space, thereby resulting in a poor standard of accommodation for future residents.
  • The scale and height of the building would be visually prominent and overbearing, causing significant injury to the residential and visual amenities of neighboring properties through overlooking and loss of daylight/sunlight.
  • The development fails to demonstrate that it would not detract from the character and appearance of the Crescent Architectural Conservation Area (ACA), contrary to policy objective BHC 31.

Cited Policies (CDP)

A1 - Existing ResidentialCS 2SS 19SS 20SS 21SS 22SS 25SS 26SS 28HOU 1HOU 10HOU 12HOU 15HOU 16HOU 17HOU 23HOU 25HOU 26HOU 29IU 21IU 23IU 87BHC 6BHC 31NGB 30NGB 31Section 13.21.5Section 13.8.17Section 13.9.18Section 13.8.19Section 13.8.27Section 13.8.28Section 13.8.29Section 13.16.9Section 13.8.6Section 13.8.32

Decision Document Summary

This application sought permission for the demolition of existing sheds and the construction of a three-storey building comprising four apartment units and a ground-floor keg store on a restricted backland site to the rear of 1 & 2 Vincent Avenue, Dundalk. The site is located within the Crescent Architectural Conservation Area and is zoned for existing residential use. Louth County Council refused permission primarily because the proposal was deemed an overdevelopment of a constrained site that ...
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