2361511
for a new mixed-use development, to comprise of (a) 38 new residential units comprising of 5 no. 1 bed ground floor apartments, 2 no. 1 bed first floor apartments, 7 no. 2 bed duplex apartments, 2 no. 2 bed townhouses, 8 no. 2 bed terraced houses, 12 no. 3 bed terraced houses and 2 no. semi-detached houses (b) 4 no. ground floor commercial units fronting onto Church road L1313 (c) Secure bin and bicycle storage unit (d) Provision of all ancillary site works including parking, private and communal open spaces, public realm landscaping, public lighting, as well as provisions for surface water and foul drainage services and connections to public mains, as well as all other associated site works. Gross floor space of proposed works: 3,117.7 sqm (House) and 199.28 sqm (Commercial)
Core Refusal Reason
The proposed development was refused due to its failure to comply with Town Centre zoning objectives regarding the mix of uses, the absence of critical environmental and technical assessments (including flood risk, hydrogeology, and Natura impact), and significant concerns regarding road safety and urban design.
Decision Maker's Conclusion
- The proposal materially contravenes the Town Centre C1 zoning objective as the predominance of residential units fails to provide an appropriate mix of uses to support the vitality and viability of the town centre.
- In the absence of a Natura Impact Statement, Site-Specific Flood Risk Assessment, and Hydrogeological Assessment, the Planning Authority cannot be satisfied that the development will not adversely affect the Lough Corrib SAC or exacerbate local flooding issues.
- The proposed layout and access arrangements are considered a traffic hazard due to inadequate sightlines, conflicting turning movements, and the unacceptable diversion of existing pedestrian footpaths.