211390
the proposed development involves the demolition of existing structures on the construction of part 4 storey and part 6 storey mixed use retail + residential development. The development will provide 3 no. retail units and 4 no. on-street car parking at the ground floor. The upper floors will contain 45 no. Apartments comprising of 5 no. one-bed, 32 no. two-bed and eight no. three-bed units, 54 no. car parking spaces located undercroft at ground level are provided use. A landscaped podium is provided at first-floor level providing the required amenity open space. A bike store, bin store and additional storage areas for retail are provided in the ground floor level all with associated landscaping and site works
Core Refusal Reason
The development was refused due to excessive scale and height, significant flood risk concerns, inadequate information regarding Appropriate Assessment, and the unjustifiable loss of vernacular architectural heritage.
Decision Maker's Conclusion
- The proposed height, scale, and bulk would result in a substandard form of development that fails to integrate with the village character and adversely impacts residential amenities through overshadowing and poor communal space provision.
- The applicant failed to provide a sufficiently detailed flood risk assessment or justification for a highly vulnerable development located within Flood Zones A and B, potentially increasing flood risk elsewhere.
- The demolition of Tolka House and its adjacent cottages would result in the loss of significant 19th-century vernacular architecture that contributes to the streetscape, setting an undesirable precedent for the area.