2560623

(1) Permission to demolish part of existing boundary wall, (2) Permission is sought to erect 16 no. dwelling units in 2 no. blocks with each block containing 4 no. ground floor apartments & 4 no. townhouses (3) Permission for development to include new road access, services and all associated site works

Refused

Core Refusal Reason

The proposed development was refused due to a substandard residential layout with inadequate open space, failure to meet internal floor-space standards, poor architectural design that detracts from the visual amenity of the N80 thoroughfare, and unresolved technical issues regarding water services and traffic safety.

Decision Maker's Conclusion

  • The residential layout is considered substandard due to poor public and private open space provision and a failure to demonstrate compliance with minimum internal floor-space and storage standards.
  • The architectural design lacks the high-quality finish required for such a prominent site on the N80, failing to provide visual interest and negatively impacting the streetscape and visual amenity of Portlaoise.
  • Significant technical deficiencies exist, including the lack of a confirmed water/wastewater connection from Uisce Éireann, the absence of surface water attenuation plans, and unsafe vehicular access with inadequate sightlines.

Cited Policies (CDP)

DM HS 1DM HS 2DM HS 4DM HS 5DM HS 6DM HS 8DM HS 9DM HS 10DM HS 11DM HS 12DM HS 19HPO 8Table 13.4DM Trans 10

Decision Document Summary

Dysart Property Limited sought permission for a residential development of 16 units (8 apartments and 8 townhouses) on a 0.45ha infill site at Green Road, Portlaoise. The site is located in a prominent position along the N80 thoroughfare. Laois County Council refused permission because the proposal offered a substandard residential environment with inadequate open space and internal dimensions. Furthermore, the design was deemed of insufficient quality for its prominent location, and the applica...
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