2560532
Permission for the development to comprise of a total 45no. residential units as follows: (a) The provision of a total of 20no. two storey & 3no. three storey dwellings which will consist of 20no. 3 bed units and 3no. 4 bed units. (b) The provision of a total of 22no. apartments units consisting of 11no. 1 bed units and 11no. 2 bed units across 3no. buildings. (Block A comprises 4no. 1 bed & 4no. 2 bed units over two storeys, Block B comprises 3no. 1 bed & 3no. 2 bed units over two storeys, Block C comprises 4no. 1 bed & 4no. 2 bed units over two storeys). (c) Provision of associated car parking at surface level via a combination of in-curtilage parking for dwellings and via on-street parking for the apartment units. (d) Provision of electric vehicle charge points with associated site infrastructure ducting to provide charge points for residents throughout the site. (e) Provision of associated bicycle & bin storage facilities at surface level adjoining the apartment units. (f) Creation of a new vehicular and pedestrian access from The Black Ridge road with associated upgrade works to sections of the existing adjoining access (Black Ridge) road including the provision of a new footpath. (g) Provision of internal access roads and footpaths and associated works. (h) Provision of residential communal & public open space areas to include a formal play area along with all hard and soft landscape works with public lighting, planting and boundary treatments to include boundary walls, railings & fencing. (i) Provision of 1no. ESB substation. (j) Internal site works and attenuation systems including a pumping station. (k) All ancillary site development / construction works to facilitate foul, water and service networks for connection to the existing foul, water, gas and ESB networks. A Natura Impact Statement (NIS) has been prepared and will be submitted to the Planning Authority with the application.
Core Refusal Reason
The application was refused due to traffic safety hazards on a substandard road network, inadequate Sustainable Drainage Systems (SuDS) design, potential negative impacts on protected European sites (Dundalk Bay SAC/SPA), and an inappropriate layout and density.
Decision Maker's Conclusion
- The development would create a traffic hazard and endanger public safety because the existing road network, including Markethouse Lane, Old Chapel Lane, and Blackridge Road, is substandard in width and alignment and cannot safely accommodate the additional traffic generated.
- The applicant failed to demonstrate that the proposed Sustainable Drainage Systems (SuDS) were designed in accordance with best practice (BRE Digest 365), posing a risk of localized flooding and groundwater contamination.
- The Planning Authority was not satisfied that the development would not adversely affect the integrity of the Dundalk Bay SAC and SPA, and further determined that the proposed density and layout represented a substandard form of development inconsistent with the area's character.