212227
for a retail supermarket with ancillary off-license sales. The proposed development will consist of the following: Demolition of 4 no. single storey dwellings and associated structures and the construction of 1 no. single storey retail supermarket with ancillary off-license sales - )c. 1781 sqm GFA) including loading bay, storage area, plant, bin storage, 1 no. esb substation, signage (including 1no. totem pole sign and signage to the south and west elevations of the building), covered trolley bays, 148 no. surface car parking spaces, landscaping, boundary treatment, including new vehicular entrance to existing dwelling and all associated site development and engineering works including drainage with a new vehicular and pedestrian entrance onto the adjoining Caheroyn Road. Gross floor space of proposed works: 1781 sqm.
Core Refusal Reason
The proposal fails the sequential test for retail development, lacks justification for the demolition of vernacular heritage, and provides insufficient assessment of environmental, traffic, and flood risks.
Decision Maker's Conclusion
- The development fails to satisfy the sequential approach for retail, as it is located on edge-of-centre lands while significant vacancies exist in the town centre, thereby threatening the vitality and viability of the core retail area.
- The proposal involves the demolition of vernacular dwellings of architectural merit without adequate justification, which would negatively impact the streetscape and contravene policies protecting local heritage.
- The application lacks essential technical assessments regarding flood risk, traffic safety, and ecological impacts (specifically bats and protected European sites), meaning the planning authority cannot be satisfied that the project won't have adverse environmental or safety effects.