2560581
development of the following: (a) 86 no. residential units including (i) 1 no. 2 storey 4 bed detached units; (ii) 1 no. 2 storey 3 bed detached units; (iii) 13 no. 2 storey 4 bed semi-detached units; (iv) 1 no. 2 storey 3 bed semi-detached units; (v) 56 no. 2 storey 3 bed terrace units; (vi) 4 no. 1 storey 1 bed apartment units; (vii) 2 no. 1 storey 2 bed apartment units; (viii) 8 no. 2 storey 3 bed apartment units; (b) 1 storey creche (219.3m2) to include 2 no. classrooms, ancillary rooms, outdoor play area, building mounted signage, 10 no. car parking spaces and set down area and (c) all associated site works including (i) foul and surface water drainage, and water mains; (ii) storm water pumping station; (iii) detention pond; (iv) vehicular road and pedestrian connection to Airfield Point housing estate (v) car parking; (vi) landscaping and public lighting and (vii) all other associated site development works
Core Refusal Reason
The proposed development fails to meet technical standards for surface water management, provides an inadequate housing mix that does not align with local demographic requirements, and exhibits significant layout deficiencies regarding pedestrian connectivity and residential amenity.
Decision Maker's Conclusion
- The proposed surface water management system is technically unacceptable as it relies on pumping rather than gravity methods and fails to incorporate adequate SuDS principles, pollution mitigation, or safe emergency overflow routes.
- The proposed housing mix, featuring only approximately 7% of 1-2 bedroom units, is considered inadequate to meet the forecasted household size cohorts and housing requirements set out in the Development Plan.
- The site layout is poorly integrated, specifically regarding the remote location of the creche, the lack of safe pedestrian connectivity to the wider Airfield Point area, and the potential for undue overlooking from first-floor balconies onto neighboring properties.