22469
Permission for the demolition of the existing boundary wall which runs along Long Avenue and Tom Bellew Avenue and the construction of a three storey residential development to the southern portion of the site of 46 residential units comprising of 23 no. 2 bed ground floor apartments and 23 no. 3 bed duplexes above accessed via external stairs. The proposed development including communal amenity spaces and parking (49 spaces inc. 9 electric vehicle parking spaces) is accessed via a new vehicle entrance from Long Avenue. There are pedestrian links located on The Long Avenue and Tom Bellew Avenue. Other roadworks as required including a cycle lane to Tom Bellew Avenue and alterations to kerb line for crossing points. New boundary treatments and communal bike stores, bin stores and ESB substation building are proposed. Associated groundworks, landscaping, drainage, engineering and ancillary works necessary to facilitate the development to be included to site at corner of Tom Bellew Avenue and The Long Avenue. This application includes a masterplan relating to the wider lands to the north of the site which has an application for a discount food store and coffee shop **Significant Further Information received on 25/10/2022 which includes revised site layout which altered landscaping and reduced car parking number to 40 spaces including 10 no electric vehicle parking spaces. Cycle parking provision has been increased to 90 cycle spaces. The development now consists of 23 no 3 bed duplex units/18 no 2 bed apartments/4 no 1 bed apartments-total 46 units**
Core Refusal Reason
The proposed development was deemed to have a generic design that lacked architectural distinctiveness, failed to provide an adequate mix of residential unit types, and featured a poorly designed public realm with insufficient passive surveillance and private amenity.
Decision Maker's Conclusion
- The overall design approach is considered generic and lacks the architectural distinctiveness required to create a sense of place or an aesthetically pleasing streetscape at this prominent corner location.
- The scheme fails to comply with Policy Objective HOU 26 as it does not provide an appropriate mix of residential accommodation, offering only two house types (2-bed and 3-bed) for a development exceeding 25 units.
- The proposed public realm and communal open spaces are poorly configured, lacking passive surveillance from blank gable walls and failing to provide high-quality, usable amenity space for future residents.