SD23A/0275

Demolition of existing service station retail building, car washes, off-loading slab, 3.0m high external blockwork wall, fuel dispenser island, plant building and removal of 2 no. log cabins, storage compound with associated steel containers, water storage tank and associated forecourt equipment. Site alterations to enlarge the overall size of the existing site (by incorporation the vacant site to the east) from 0.3389Ha to 0.4737Ha. Construction of new single storey building (504 sq.m) comprising of retail area of 100 sq.m (including an off-licence of 23sq.m), 2 no. food offers (110.5 sq.m), seating area (69 sq.m), circulation area and back of house (office, toilets, and storage). Alterations to the existing forecourt canopy. Provision of building fascia signage and forecourt canopy signage. Construction of ancillary site features including new ESB sub-station building (24 sq.m) and wash recycle building (6 sq.m), 37 no. surfaced car parking spaces with 6 no. E charging spaces. Construction of 2 no. pressure wash slabs, 1 no. brush wash slab, walled yard area (beside shop), site lighting, surfacing, landscaping, and all associated drainage works.

Refused

Core Refusal Reason

The Planning Authority refused permission primarily due to concerns that the development would create an unacceptable adverse impact and traffic hazard on the adjoining N4 National Road, citing a variance with Section 2.5 of the Spatial Planning and National Roads Guidelines regarding the intensification of access to national routes with speed limits greater than 60km/h.

Decision Maker's Conclusion

  • The development is acceptable under the 'RES' zoning objective as the proposal involves an established use and the nature and scale of the retail element (100 sq. m. net) complies with Retail Planning Guidelines.
  • The proposed intensification of traffic is negligible, and as the site is accessed via a 50km/h parallel service road rather than directly from the N4 main line, it does not conflict with national policy regarding protected road corridors.
  • The redevelopment will result in a more coherent site layout with improved internal circulation, parking, and pedestrian safety compared to the existing fragmented arrangement.

Cited Policies (CDP)

Zoning Objective RESSection 4.1 Methodology GI1 Objective 4Section 4.2.1 Biodiversity GI2 Objective 4Section 4.2.2 Sustainable Water Management GI4 Objective 1Policy QDP7: High Quality DesignPolicy QDP11: Materials, Colours and TexturesPolicy EDE1: Overarching SupportPolicy E3: Energy PerformancePolicy IE1: Overarching PolicyPolicy IE2: Water Supply and WastewaterPolicy IE3: Surface Water and GroundwaterPolicy IE7: Waste ManagementPolicy IE8: Environmental Quality9.6 Fast Food Policy EDE169.7 Betting Shops/Off-licence Policy EDE1712.2.1 Land-Use Zoning Tables12.3.1 Appropriate Assessment12.3.2 Ecological Protection12.3.3 Environmental Impact Assessment12.4.2 Green Infrastructure and Development Management12.5.7 Signage12.7.4 Car Parking Standards12.7.5 Car Parking / Charging for Electric Vehicles (EVs)12.9.5 Retail Development (iv) Motor Fuel StationsSection 11.2.1 Sustainable Urban Drainage Systems (SuDS)Table 12.19: SignageTable 12.25.8: Car ParkingTable 12.23: Bicycle Parking

Decision Document Summary

This proposal relates to the comprehensive redevelopment of the Texaco Service Station at Ballydowd, Lucan, involving the demolition of existing structures and the construction of a new 504 sq. m. building to include retail and food uses on a site area enlarged to 0.4737 ha. South Dublin County Council initially refused permission following a submission from TII, arguing the project would intensify use of a national road access and create traffic hazards. However, the Inspector argues that the s...
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