212413
the development will consist of a new entrance off Watergate Street, the alteration of the permitted entrance, Reg. Ref: TA/180122, the construction of four storey structure containing twenty four apartments and two ground floor offices, parking, bin store, bicycle store, connection to public services, and all associated site works. This site is within the curtilage of a protected structure and is situated within the Trim Historic Architectural Conservation Area and the Trim Zone of Archaeological Potential. A Natura Impact Statement is included in the application. Significant further information/revised plans submitted on this application
Core Refusal Reason
The proposal is considered premature and deficient due to significant unresolved issues regarding flood risk management in a high-risk zone, inadequate visual impact assessment within a sensitive Architectural Conservation Area, and technical failures in site layout and infrastructure provision.
Decision Maker's Conclusion
- The proposed development is classified as 'highly vulnerable' and is situated within Flood Zones A and B; the submitted Site Specific Flood Risk Assessment was deemed flawed and failed to satisfy the required Justification Test.
- The application provides an inadequate assessment of the visual impact on the Trim Historic Core Architectural Conservation Area (ACA) and the setting of adjacent protected structures, specifically failing to activate the riverfront as a missed design opportunity.
- Significant technical deficiencies exist regarding the layout and design of roads, substandard car parking dimensions, inadequate surface water drainage proposals, and unconfirmed feasibility for connections to public water and wastewater infrastructure.