21647

construct a proposed two storey / single storey apartment / townhouse development comprising of 7 no. 1 bedroom units and 2 no. 2 bedroom units and associated works located to the rear of an existing two storey mixed use building being a protected structure RPS 035 NIAH 12900343. The proposed development is located behinf the existing former house and associated buildings but within the curtilage of the protected structure

Refused

Core Refusal Reason

The proposal represents a gross overdevelopment of a restricted site containing a Protected Structure, resulting in substandard residential amenity and inadequate vehicular access for residents and emergency services.

Decision Maker's Conclusion

  • The development constitutes overdevelopment, providing private open space (10-13sqm) that falls significantly short of the 60sqm minimum requirement set out in Development Management Standard DM06.
  • The proximity of the proposed access road to existing windows and the siting of new first-floor windows would result in unacceptable overlooking and noise disturbance for both existing and future residents.
  • The existing 1.8m wide vehicular archway is physically inadequate to accommodate safe two-way traffic, emergency service vehicles, or construction machinery, posing a significant risk to traffic safety.

Cited Policies (CDP)

DM06Table 18Mountmellick Local Area Plan 2018-2024Laois County Development Plan 2017-2023

Decision Document Summary

Springhill Properties Ltd proposed a 7-unit residential development (apartments and townhouses) to the rear of a Protected Structure at 5 Parnell Street, Mountmellick, Co. Laois. Although the site is zoned for 'Town Centre' use, the application was refused due to the restricted nature of the site, which led to a gross overdevelopment. The proposal failed to meet minimum standards for private open space and communal amenity, while also threatening the character of the Protected Structure. Further...
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