Core Refusal Reason
The proposal is premature pending the adoption of the Rathmichael Local Area Plan for Tier 2 lands, provides unacceptably low residential density, and poses a risk to public safety due to inadequate pedestrian and cyclist infrastructure.
Decision Maker's Conclusion
- The development is considered premature as the subject site consists of Tier 2 lands where future development is contingent upon the timely delivery of infrastructure and the adoption of the Rathmichael Local Area Plan.
- A density of 7.5 units per hectare constitutes an unacceptably low and unsustainable use of zoned land, contravening Policy Objective PHP18 and national guidelines for compact settlement.
- The intensification of use on Ballybride Road would endanger public safety by reason of traffic hazard, as the existing road network lacks sufficient pedestrian and cyclist facilities to accommodate additional vulnerable road users.
Cited Policies (CDP)
Zoning Objective A1Section 2.3.7.2Section 2.6.1.3Section 4.7Policy Objective PHP18Section 12.8.11Appendix 1: Tiered Approach to Land ZoningPolicy T1Policy T4Specific Local Objective 86
Decision Document Summary
The applicant, Bailey and Snowey Limited, sought permission for an infill residential development of 4 houses on a 0.53-hectare site at Greenacre, Rathmichael. The Planning Authority refused the application on grounds of prematurity, low density, traffic safety, and tree preservation concerns. On appeal, the Inspector concurred with the refusal. A central argument was the site's status as Tier 2 land within a future Local Area Plan (LAP) boundary; the Inspector determined the proposal exceeded '...SOURCE PDFOpen Original
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