Francis Street to be transformed as second project gets green light

A neighbouring residents’ association has been unsuccessful in its appeal against permission being granted for a town centre development.

Douglas Court Residents’ Association appealed to An Bord Pleanála after Louth County Council gave the go-ahead to Paula Tiernan for a mixeduse building at Francis Street, Dundalk.

Permission was granted for demolition of a single storey office building, construction of a 5-storey mixed use building comprising of two retail/office units and 18 apartments.

However, the Board decided that the number of apartments should be reduced.

The site of 0.0965 hectares is currently vacant and forms a large section of the streetscape on the northern side of Francis Street, which is within the Architectural Conservation Area of Roden Place.

The development is adjacent to a separate proposed 20-unit aparthotel project that was granted permission by Louth County Council last month, paving the way for a major transformation of a long-vacant town centre site.

What was planned was 2 retail/office units at ground floor level with 18 apartments over four storeys above (12 one-bed and 6 two-bed). A twoway vehicular access would be provided from Francis Street to a car parking area with 11 car parking and 25 cycle parking spaces.

The council granted permission with conditions, one of which was omission of a four-storey projection over the commercial unit to the rear of the proposed development.

The grounds of the appeal by Douglas Court Residents’ Association included a claim that the development would extinguish a long-established right of way through the appeal site, from Douglas Court to Francis Street.

Concerns were also raised about overbearing, overshadowing and loss of direct sunlight and ambient daylight.

‘Loss of privacy would also be experienced by the residents on the top two floors of Douglas Court from the balcony of Unit 18 in the revised arrangement which was submitted through Further Information.’

The appeal stated that the proposed development would be out of character with the prevailing three-storey building heights on the street and the narrow plot widths/shop fronts.

‘ The proposed development would completely block the mural on the gable elevation of the Douglas Court building, a painting of local, historical figure Henry Tempest.’

A potential impact on Protected Structures in the vicinity, such as The Courthouse, Town Hall, St. Patrick’s Cathedral, and nos. 13 – 18 Francis Street, was referenced.

An inspector from An Bord Pleanála recommended that conditional permission be granted. The Board decided to grant permission generally in accordance with the inspector’s recommendation.

‘ The Board was satisfied that the design of the proposed development within an Architectural Conservation Area protected the integrity of the streetscape and would not detract from any views of protected structures.’

Conditions include that the proposed development be amended to omit the four-storey projection over the commercial unit to the rear.

The units omitted are numbered 5, 10, 15 and 18 on revised floor plan drawings received by the planning authority on July 28, 2022.

The Board also said that a minimum of 39 bicycle parking spaces be provided.