22179
the demolition and clearance of existing two storey building (535sq.m.) associated structures and all hard standing and the construction of a 7 storey hotel development (1,788sq.m. GFA) with principal entrance at Davitts Quay. The hotel development will comprise 40 no. bedrooms with associated terraces/balconies, ground floor hotel reception area, lounge rooms and all ancillary hotel operational and management space including bin stores, linen stores and assoc. lift/stairs cores and circulation space. The proposed dev. also incl. the prov. of a ground floor deli/café (serving hot food), food hall and kitchen and restaurant/bar on the sixth floor with external terrace seating, kitchen and WC. PP is also sought for hard and soft landscaping plant refuse stores, cycle stores accommodating 20no. bicycle parking spaces (racking) and all ancillary and assoc. site and dev works at Lands located at Davitt's Quay, Dungarvan presently occupied by retail/commercial premises forming part of the terrace along Davitt's Quay, bound to the north by a small open space area adjoining Waterford City and County Council offices and an ESB utility station of 0.0396ha located at
Core Refusal Reason
The proposed development, by virtue of its excessive height, scale, and massing, was deemed to be out of character with the Dungarvan Architectural Conservation Area and would negatively impact the setting of adjacent protected structures, representing overdevelopment of a restricted site.
Decision Maker's Conclusion
- The 7-storey height and massing are considered excessive for this prominent waterfront location and fail to respect the established scale and character of the Dungarvan Architectural Conservation Area (ACA).
- The development would adversely affect the architectural integrity and setting of the adjacent Protected Structure (Arus Brugha) and the historic streetscape of Davitts Quay.
- The proposal represents overdevelopment of a constrained site, failing to provide adequate on-site parking or sufficient servicing and set-down arrangements, thereby creating a potential traffic hazard.