25/5252
Permission for the construction of 74 no. housing units comprising a mix of 2, 3 and 4 bed units. The proposed scheme consists of 6 no. 4 bed semi-detached units, 44 no. 3 bed semi-detached/townhouse units and 24 no. 2 bed townhouses/bungalow units. Vehicular access is proposed to the north of the site onto the R619 road, pedestrian access is proposed to the east of the site off Lower Duhallow Park and a pedestrian crossing is also proposed at this location. Permission for the provision of 127 car parking spaces, drainage works, 44 no. covered bicycle parking, bin stores, landscaping, boundary treatments and all associated site development works. A Natura Impact Statement will be submitted to the Planning Authority with the application.
Core Refusal Reason
The development was refused due to insufficient information regarding environmental impacts on the Blackwater River SAC, inadequate surface water management, sub-optimal residential density for a designated Key Town, and traffic safety concerns.
Decision Maker's Conclusion
- The Planning Authority could not rule out adverse effects on the Blackwater River SAC due to insufficient information on surface water discharges, resulting in a material contravention of heritage protection objectives.
- The proposed drainage strategy is inadequate as it relies on soakaways without substantiated infiltration rates or a defined off-site outfall, posing a risk of flooding and public health issues.
- The project fails to meet the minimum density requirement of 30-50 dwellings per hectare for a Key Town, representing an inefficient use of serviced land contrary to national compact growth guidelines.