22569

development which consists of the following: the demolition of existing dwelling at site; the construction of a 5-storey student accommodation building with 94 no. bed-spaces with ancillary services, surface car parking spaces, bike storage, bin storage with access to the development from Lacken Road. All with associated site works, signage, open space, landscaping, and boundary treatments

Refused

Core Refusal Reason

The proposed development was refused due to its excessive scale and height relative to the surrounding context, encroachment on lands zoned for open space, negative impact on the residential amenity of adjoining properties through overlooking and dominance, and failure to demonstrate safe vehicular access.

Decision Maker's Conclusion

  • The proposed five-storey building is considered out of scale with the prevailing suburban pattern of development and fails to make a positive contribution to the urban neighborhood, representing a substandard form of development.
  • The development materially contravenes the 'Open Space' zoning objective by proposing surface car parking on lands designated for the preservation of recreational amenities.
  • The proposal would result in significant overlooking and loss of privacy for adjoining residential properties and fails to demonstrate that the proposed entrance would not create a traffic hazard due to inadequate sightlines.

Cited Policies (CDP)

Waterford City & County Development Plan 2022-2028Policy H22Policy H23Place 02Place 03Place 04Zoning Objective 'RS' (Existing Residential)Zoning Objective 'OS' (Open Space and Recreation)Appendix 6 (Design Framework for City South West Neighbourhood)

Decision Document Summary

Tony Robinson sought planning permission for the demolition of an existing dwelling and the construction of a 5-storey student accommodation block containing 94 bed-spaces at Lacken Road, Kilbarry, Co. Waterford. The site is situated in a suburban context characterized by low-to-medium density residential housing. Waterford City and County Council refused the application because the development's scale and height were deemed incompatible with the surrounding character, it encroached upon lands s...
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