22380
the proposals provides for 42 no. residential units comprising - 20 no. 1-bed apartments, 20 no. 2 bed (4 person) apartments, Works to Stylebawn house to provide a 4 bed house, Works to the Gardeners Cottage to provide a 2 bed house. The proposed apartments are provided in a single 5 storey block comprising a basement level, lower and upper ground floors and first and second floors. The apartments are provided with private and communal amenity spaces. Access is provided from the Glen Road (R762) generally in the location of the existing access, with a new entrance arrangement proposed with associated boundary works. Demolitions and site clearance are proposed to facilitate the development. All associated site development works including landscaping, internal roads, utilities, water infrastructure and construction phases works and development
Core Refusal Reason
The proposal materially contravenes the low-density zoning of the site, fails to meet mandatory national apartment design standards, and lacks sufficient technical detail regarding drainage and the conservation of a Protected Structure.
Decision Maker's Conclusion
- The proposed density of 52 units per hectare significantly exceeds the maximum permissible density of 2.5 units per hectare set out in the Greystones, Delgany, Kilcoole LAP, representing an overdevelopment of the site.
- The project would result in the excessive removal of mature healthy trees and fails to provide adequate stormwater drainage calculations, potentially increasing flood risk and prejudicing public health.
- The application provides insufficient detail on the restoration of Stylebawn House (a Protected Structure) and fails to comply with mandatory national apartment standards regarding dual aspect units and floor-to-ceiling heights.