2560849
for the construction of a mixed-use development comprising 99 no. residential units and a creche facility to be accessed from Sallins Link Road. The residential units shall comprise of 75 no. houses and 24 no. own-door duplex apartments. The houses shall consist of a mix of 2 and 3-storey semi-detached and terraced dwellings comprising 63 no. 3-bedroom and 12 no. 4-bedroom units. The duplex apartments shall be located in 4 no. 3-storey buildings and shall comprise 10 no. 1-bedroom, 12 no. 2-bedroom and 2 no. 3-bedroom units with associated balconies/terraces. The single storey creche will extend to c.207m2 with associated outdoor play area. The development shall also include: Vehicular and pedestrian entrance from Sallins Link Road; Pedestrian link to Grand Canal Greenway; Internal access roads, homezones, footpaths and cycle lanes; Car parking (131 no. spaces), bicycle parking, bin storage and substations; Landscaped public open spaces, boundary treatments and entrance signage; Temporary construction access from Sallins Link Road; Demolition of agricultural shed; Drainage infrastructure and all associated site works and services. Revised by Significant Further Information which consists of revised application site boundary, revised site layout, revised composition of development to include 62 no. houses and 37 no. own-door duplex apartments (The houses shall consist of a mix of 2 and 3-storey semi-detached and terraced dwellings comprising 47 no. 3-bedroom and 15 no. 4-bedroom units. The duplex apartments shall be located in 4 no. 3-storey buildings and shall comprise 13 no. 1-bedroom, 16 no. 2-bedroom and 8 no.3-bedroom units with associated balconies/terraces), revised creche, revised public open space, revised foul and surface water drainage provision, updated reports and assessments
Core Refusal Reason
The proposed development was deemed unacceptable in its current form due to a poor site layout that fails to adhere to quality urban design principles, lacks adequate integration of natural features and public open space, and provides insufficient permeability.
Decision Maker's Conclusion
- The site layout is dominated by a rigid back-to-back housing format that fails to address the site context, resulting in poor plot configuration and negative impacts on residential amenity through overlooking and overshadowing.
- The proposal fails to provide high-quality, overlooked public open space and lacks sufficient pedestrian and cyclist linkages to the Grand Canal Greenway and the adjacent Mill Bank estate.
- The development proposes the unacceptable backfilling of a medium-value drainage ditch and hedgerow, failing to incorporate nature-based drainage solutions or protect the site's existing ecological connectivity.