2443164
Permission for construction of a part two, part three-storey primary care centre. The development will be accessed via the existing vehicular/ pedestrian access on Old Court Road and provides for public realm upgrades including the provision of pedestrian crossing and build out of existing kerbs and continuation of greenway pedestrian/ cycle path on East Cliff Road. Provision is also made for the future connection of the proposed development to the lands to the south via a new access gate. The proposed development also includes the provision of 1no. retail unit and 2 no. GP Practices at ground floor, Solar PV at roof level, and all ancillary development works including ESB substation, bin store, plant room, signage, boundary treatments, bicycle and car parking. A Natura Impact Statement (NIS) has been prepared and will be submitted to the planning authority with the application.
Core Refusal Reason
The Inspector recommended a grant of permission, overturning the Planning Authority's refusal, on the grounds that the building footprint is located within Flood Zone C and the development satisfies the Justification Test through the provision of compensatory floodplain storage and substantial finished floor level freeboard.
Decision Maker's Conclusion
- The principle of development is acceptable and strongly supported by zoning and national policy (Sláintecare) for a centrally located primary care facility on a brownfield town centre site.
- The flood risk assessment demonstrates that the building is situated outside of high-risk flood zones and will result in a net increase of 144.82m³ of floodplain storage, ensuring no increase in risk to surrounding lands.
- The proposed finished floor levels (FFL) incorporate a significant freeboard of 1.23m above the 1% AEP flood level (including climate change), sufficiently protecting the facility from extreme weather events.