2251238

(A) DEMOLITION OF 2 NO. UNOCCUPIED DWELLING HOUSES AND OTHER DERELICT BUILDINGS AS PART OF THE GENERAL SITE PREPARATION (B) CONSTRUCTION OF A FOUR STOREY AND PART FIVE STOREY DEVELOPMENT TO PROVIDE 17 NO. APARTMENTS OVER LOWER GROUND FLOOR CARPARKING AND ANCILLARY ACCOMMODATION WITH ASSOCIATED SITEWORKS INCLUDING CONNECTION TO EXISTING MAINS WATER WASTEWATER AND STORMWATER NETWORKS

Refused

Core Refusal Reason

The proposal constitutes overdevelopment of a constrained site, characterized by excessive height and massing that fails to integrate with the surrounding context, undermines strategic regeneration objectives, and would result in significant overlooking and substandard internal residential amenities.

Decision Maker's Conclusion

  • The proposed height, scale, and massing are excessive for the site's context and fail to provide a successful transition to the existing lower-rise townhouses, resulting in a visually incongruous development.
  • The lack of active street frontage at ground level undermines the strategic vision for Rosemount Lane as a key safe pedestrian link as identified in the Letterkenny 2040 Regeneration Strategy.
  • Multiple non-compliances with the 2022 Apartment Guidelines regarding floor areas, room widths, and storage demonstrate a failure to provide an acceptable level of residential amenity for future occupiers.

Cited Policies (CDP)

Policy UB-P-10Policy UB-P-12Policy LK-TC-P-12Policy LK-TC-P-16Policy LK-TC-P-18Policy LK-TC-P-15Policy BH-P-4Policy UB-P-7Objective UB-O-4Policy UB-P-13Policy CS-P-1Policy CS-P-5Policy CS-P-6Objective UB-O-2

Decision Document Summary

The proposal involved the demolition of two derelict houses to construct a 17-unit apartment block (4 and 5 storeys over basement) on a 0.08ha site at Rosemount Lane, Letterkenny. While located in a town centre area where high-density residential development is supported in principle by the National Planning Framework, the Inspector found the specific proposal to be overdeveloped. Key arguments centered on the building's failure to integrate with the historic streetscape and its poor transition ...
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