2360822
for 1) the construction of a 91 unit residential development (10no. 1 bed, 24no. 2 bed, 45no. 3 bed & 12no. 4 bed) & 2no. commercial units (café/work hub (73 m2) & crèche (172 m2)) accessed via the existing Parklands estate, 2) a redesigned amenity area & new homezone in the existing Parklands estate as part of the new road access works, 3) temporary construction traffic access via the existing laneway to New Line between the Caislean Oir & Bridge Court estates & 4) all associated site & external works including infrastructural connections via the Caislean Oir estate & the existing on site mains
Core Refusal Reason
The development is situated on lands zoned 'Residential Phase 2' which are not generally developable during the current plan period, and the proposal represents a piecemeal approach in the absence of a required Urban Framework Plan (Policy Objective ASP 6).
Decision Maker's Conclusion
- The development is premature as the lands are zoned Residential Phase 2 and the applicant failed to demonstrate why Phase 1 lands elsewhere in the town could not be developed first.
- The proposal lacks a comprehensive masterplan or Urban Framework Plan as required by the Local Area Plan, resulting in a piecemeal development that fails to coordinate future access and community facilities.
- The proposed density of 24 units per hectare is considered an inefficient use of serviced land and falls below the density ranges recommended in the Compact Settlements Guidelines for such edge-of-town locations.