Core Refusal Reason
The proposal was refused due to over-intensification of the site leading to a parking deficit, traffic safety hazards from restricted sightlines, and negative impacts on visual and residential amenities.
Decision Maker's Conclusion
- The proposed change of use would constitute an over-intensification of the site, resulting in a sub-standard development with a significant deficit in car parking facilities contrary to sustainable development.
- Restricted sightlines at the yard entrance and the proposed parking layout would create a traffic hazard and conflict between pedestrian and vehicular movements on a public road.
- The proposed signage and the remote location of the gaming area entrance would negatively impact visual amenity and potentially lead to anti-social behavior, injuring the residential amenities of the area.
Cited Policies (CDP)
Variation No.1 of the Waterford City Development Plan 2013 – 2019Section 11.7 of the development management standardsTable 11.2 Zoning Matrix, WCCC Development Plan 2022-2028Table 7.4 Bicycle Parking StandardsManagement DM 26 - Section 5.16
Decision Document Summary
The application seeks permission for the change of use of a ground floor restaurant kitchen to a production kitchen (Class 4) and the conversion of the main restaurant area into an amusement and gaming facility at The Forum, The Glen, Waterford. The planning authority's assessment, referencing previous refusal grounds for the site, identifies critical issues regarding site over-intensification and a lack of adequate parking. Furthermore, the proposal was deemed to create a traffic hazard due to ...SOURCE PDFOpen Original
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