SD22A/0355
Works to previously granted planning application Reg Ref: SD17A/0407; In Building C, the works include, the material change of use from previously granted ground floor car park to 2 one bed apartments and one 2 bed apartment, the re-organised bin and bike store arrangement, the removal of previously granted pitched roof to allow for the construction of two additional levels above the previously granted second floor level. On the proposed third floor, there will be 3 two bed apartments and 1 one bed apartment with balconies and the proposed fourth floor will act as a penthouse level, consisting of 3 one bed apartments and 1 two bed apartment with roof terrace balconies, Associated elevational changes throughout to include the provision of 2 windows to the north elevation, next to building B, and 2 windows to the south elevation, and new door to proposed bike storage at ground floor level; Further works include, the relocation of the existing water tank from the roof of building C to the North side of Building A next to the vehicular entrance to the site, and proposed new signage to be erected on the relocated water tank, associated localised additional landscaping work throughout, including the addition of a total of 24 new external surface parking spaces to the 19 external surface parking spaces previously granted, including 4 car charging spaces, 5 visitor bicycle spaces all associated site works at a Protected Structure.
Core Refusal Reason
The proposal materially contravenes the 'OS' (Open Space) land-use zoning objective and fails to protect the architectural integrity and industrial heritage of the protected structure.
Decision Maker's Conclusion
- The development materially contravenes the 'OS' zoning objective of the 2022-2028 Development Plan, as it is a private residential scheme that does not meet the specific criteria for social, affordable, or older persons' housing required for this land use.
- The proposed height, massing, and design of Block C, along with the relocation of the water tower, are unsympathetic to the special character of the protected structure and lack necessary conservation impact assessments.
- The intensification of the site results in a car-dominated environment with an inadequate unit mix, substandard residential amenities regarding daylight and open space, and a potential traffic hazard at the site entrance.