2461333

CONSTRUCTION OF ONE COMMERCIAL BUILDING, AND ONE RESIDENTIAL BUILDING, THE COMMERCIAL BUILDING IS TO THE FRONT OF THE SITE CONSISTING OF 2 RETAIL PREMISES AND ONE SELF CONTAINED APARTMENT, THE SECOND BUILDING IS A RESIDENTIAL BUILDING TO THE REAR OF SITE CONSISTING OF 4 SELF CONTAINED APARTMENTS AND ALL ANCILLARY WORKS WITH CONNECTION TO ALL EXISTING SERVICES

Granted

Core Planning Reasoning

The primary reasons for refusal include the failure to provide adequate information regarding the remediation of Japanese knotweed, which precludes a clear determination under Appropriate Assessment regarding European sites (River Finn SAC and River Foyle and Tributaries SAC), and a substandard architectural design that provides poor residential amenity and fails to integrate with the local vernacular.

Decision Maker's Conclusion

  • The applicant failed to submit appropriate control measures for the extensive Japanese knotweed infestation, creating an unacceptable risk of spread to nearby European protected sites.
  • The design of the apartment block is deficient, particularly regarding solid-to-void ratios and an over-reliance on recessed balconies for natural light, which would adversely affect the residential amenity of future occupants.
  • The proposed development is contrary to the Donegal County Development Plan 2024-2030, specifically policies regarding biodiversity (BIO-P-4) and high-quality urban design (TV-O-5).

Cited Policies (CDP)

BIO-P-4TV-O-5TV-P-3TV-P-5UB-P-7AYH-P-1UB-P-9CS-P-2TV-O-1TV-O-2TV-O-3TV-P-2TV-P-6UB-O-1UB-P-1UB-P-4UB-P-5UB-P-6TS-P-1ED-O-10ED-O-12Chapter 3Chapter 5Chapter 6Chapter 11Chapter 16

Decision Document Summary

This Inspector's Report relates to a proposal for a mixed-use development consisting of two retail units and five one-bed apartments on a 0.09ha brownfield site on Main Street, St. Johnston, Co. Donegal. While the site's central village location and the principle of infill development are supported by the Core Strategy, several critical issues were identified. The site is currently vacant and heavily infested with Japanese knotweed. The Inspector concluded that the lack of a robust remediation p...
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