211469
construction of the following development: 1. Construction of a two and three storey 60-bedroom nursing home totalling 3002 sqm; 2. Provision of private open space amenities for the proposed development; 3. Construction of vehicular access from the link road connecting Hunters Lane with Cedar Road; 4. Provision of internal access road, footpaths and raised car parking facilities for 68 vehicles to cater for the proposed development; 5. Connection to the adjoining public watermains and foul sewer; 6. Installation of a storm water network including the installation of an attenuation tank and petrol interceptor; 7. Provision of on-site public lighting to serve the proposed development; 8. Provision of associated signage to the façade of proposed building; 9. A Natura Impact Statement is included with this planning application and is available for inspection / purchase; and 10. All associated boundary treatments, landscaping and ancillary site development works. Significant further information/revised plans submitted on this application
Core Refusal Reason
The application failed to provide a comprehensive and accurate Site Specific Flood Risk Assessment (SSFRA) and lacked sufficient technical detail regarding traffic safety, pedestrian connectivity, and potential overshadowing of adjacent residential properties.
Decision Maker's Conclusion
- The submitted Site Specific Flood Risk Assessment (SSFRA) was deemed inaccurate and non-comprehensive, failing to accurately model flood flows or reflect the current design of the Ashbourne Flood Alleviation Scheme, thereby failing the 'Justification Test' for highly vulnerable development.
- The proposed layout failed to demonstrate safe access and connectivity, specifically regarding the lack of a 3-metre wide shared footpath/cycleway and the failure to prove unobstructed sightlines at the primary entrance point.
- The planning authority could not adequately determine the impact on the residential amenity of adjoining properties due to the absence of detailed daylight and shadow projection diagrams required to assess potential overshadowing from the three-storey structure.