2560997
to construct a new service station and associated site development works. The development will consist of; 1. The provision of a vehicular entrance from the N83; part of a proposed footpath cycleway to the north-east to tie into the existing footpath network, associated works to carriageway including modification of existing footpaths, removal of central median and creation of right turn lane with a new ghost island junction, proposed footpath at the front of the site to the east to tie in with existing footpath network, existing lamp post-ESB pole relocation and associated ancillary works; 2. Provision of 6 no. fuel pump island car/van forecourt with canopy over (maximum height of c. 4.50m), 2 no. diesel fuel pump HGV forecourt with canopy over (maximum height of c. 6.50m), Air pumps and LPG stations together with underground fuel storage tanks and ancillary pipe works; 3. A two-storey service station building (1,170sqm total gross floor area) with a maximum height of c. 7.950m. The ground floor will comprise of a convenience retail store (net retail floorspace 100sqm), a food court with 3 no. food providers (including a drive-thru facility), with communal seating area including external terrace seating, W. C. facilities; ancillary food preparation, storage, servicing areas, and office space. The first floor will comprise of additional food court seating area, W.C. facilities, and ancillary office, storage, and servicing areas; 4. Parking for 80 no. cars including provision for 18 no. EV spaces, disabled parking, 13 no. HGV, 4 no. coach parking, and 36 no. covered bicycle parking spaces; 5. 1 no. illuminated totem commercial sign (measuring c.6.5m in height) at the vehicle site entrance; 1 no totem commercial sign on the north side of the site, signage on the services building and canopy (illuminated and non-illuminated); 6. New pedestrian and cycle route through the site to connect to the bus stop at the northeast of the site; 7. Revised boundary treatments, public lighting, and ESB substation; 8. Hard & Soft Landscaping throughout the site, including external seating areas; 9. On-site wastewater treatment plant, surface water drainage proposals, and connection to public water supply to serve the development; together with all associated site works and services. Gross floor space of proposed works: 1,170.00 sqm
Core Refusal Reason
The proposed development represents an inappropriate intensification of use on a National Road that would compromise traffic safety, fails to integrate with the rural character of the area, and lacks sufficient technical detail regarding water and wastewater services.
Decision Maker's Conclusion
- The scale of the development and its proposed access onto the N83 would create significant traffic hazards and conflicts due to the substandard junction design and proximity to existing crossroads.
- The proposal constitutes a standalone 'plaza' type development that fails to integrate into the rural environment and would set an undesirable precedent for similar developments outside of defined village nodes.
- The applicant failed to provide adequate technical evidence that the site could be safely serviced by on-site wastewater treatment or a confirmed public water supply connection, posing a risk to public health.