2560651

Permission for a residential development for 73 no. residential units including (a) (i) 12 no. 1 storey 2 bed semi-detached units; (ii) 4 no. 2 storey 3 bed semi-detached units; (iii) 6 no. 2 storey 4 bed semi-detached units; (iv) 13 no. 2 storey 3 bed terrace units; (b) 2 no. 3 storey duplex apartment blocks including; (i) 3 no. 1 storey 1 bed apartment units at ground floor; (ii) 3 no. 2 storey 1 bed apartment units at ground and first floor; (iii) 3 no. 2 storey 1 bed apartment units at first and second floor; (iv) 2 no. 1 storey 2 bed apartment units at ground floor; (v) 4 no. 3 storey 2 bed apartment units at ground, first and second floor (c) 1 no. 4 storey apartment block including; (i) 1 no. 1 storey 1 bed apartment units at ground floor; (ii) 4 no. 1 storey 2 bed apartment units at ground floor; (iii) bike store, bin store and bulk store at ground floor; (iv) 1 no. 1 storey 1 bed apartment units at first floor; (v) 5 no. 1 storey 2 bed apartment units at first floor; (vi) 1 no. 1 storey 1 bed apartment units at second floor; (vii) 5 no. 1 storey 2 bed apartment units at second floor; (viii) 1 no. 1 storey 1 bed apartment units at third floor; (ix) 5 no. 1 storey 2 bed apartment units at third floor; (d) (i) 1 no. external communal bin store; (ii) 1 no. external bike store (e) all associated site works including (i) foul and surface water drainage, and water mains; (ii) detention ponds; (iii) swales; (iv) new entrance walls and piers at Williamstown Road (v) vehicular road and pedestrian connection to Williamstown Road; (vi) pedestrian connection at Williamstown Road at the Farronshoneen Roundabout; (vii) car parking; (viii) landscaping and public lighting; (ix) 2 no. ESB kiosks and (x) all other associated site development works

Refused

Core Refusal Reason

The proposal was refused due to unsafe access arrangements (steep gradient), negative impacts on neighboring residential amenity, non-compliant drainage design, and lack of confirmed utility connections.

Decision Maker's Conclusion

  • The proposed vehicular entrance onto Williamstown Road is unacceptably steep and fails to demonstrate safe access and egress, posing a significant traffic hazard to public safety.
  • The internal road and footpath layout would negatively impact the residential amenity of adjacent properties through overlooking and general nuisance.
  • The application failed to provide sustainable drainage solutions and lacked confirmed feasibility for connection to public water and wastewater infrastructure.

Cited Policies (CDP)

Section 6.3Policy Objective UTL 09Policy Objective H 18

Decision Document Summary

MKDB Developments Ltd. proposed a 73-unit residential scheme consisting of 35 houses and 38 apartments on a 2.51-hectare site at the junction of Williamstown Road and the R710 Outer Ring Road, Waterford. Waterford City and County Council refused the application primarily because the proposed site access was unacceptably steep, creating a traffic hazard. Additionally, the layout posed a threat to the residential amenity of neighboring properties, the drainage design was considered unsafe and unsu...
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