Core Refusal Reason
The proposed development was refused due to excessive scale and massing that would negatively impact residential amenity, failure to meet minimum apartment design standards, and the absence of necessary environmental and flood risk assessments for a site adjacent to a Special Area of Conservation.
Decision Maker's Conclusion
- The design, scale, and massing of the proposal would result in an overbearing appearance and overshadowing, significantly injuring the residential amenities and privacy of adjoining properties.
- The development fails to comply with mandatory national and local standards regarding minimum floor areas, communal open space, bin storage, and car parking provision, leading to a substandard living environment.
- In the absence of an Appropriate Assessment Report and a flood risk assessment, the Planning Authority cannot be satisfied that the development would not adversely affect the integrity of the River Barrow and River Nore Special Area of Conservation.
Cited Policies (CDP)
Joint Spatial Plan for the Greater Carlow Graiguecullen Urban Area 2012-2018DBF P16DBF P17Carlow County Development Plan 2022-2028Policy 3.8 DensitiesPolicy 16.6 Site CoveragePolicy 16.7 Plot RatioSustainable Urban Housing: Design Standards for New Apartments Guidelines (2020)Article 6(3) of the Habitats Directive
Decision Document Summary
The applicant, Danny Quirke, proposed the construction of 8 apartments (7 two-bed and 1 three-bed) across three floors over ground-level parking at Barrow Street, Graiguecullen, Carlow. The site is zoned 'Town Centre' and is located immediately adjacent to the River Barrow and River Nore Special Area of Conservation. Carlow County Council refused permission because the development's scale and layout were deemed inappropriate for the infill site, creating negative impacts on neighboring privacy a...SOURCE PDFOpen Original
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