2560334
Permission is being sought to make the following changes to the site layout of a housing estate originally granted under planning permission PD/19/348 and subsequently amended under planning permission PD/21/455 and there is a current application with Roscommon County Council namely application number PD/25/60145 that proposes to amend further the estate. (Please note that the numbering system of the housing units affected by the proposals outlined below is as per the original planning permission PD/19/348). The proposed changes are : To replace the six apartment blocks namely, block 46/49, block 59/62, block 63/66, block 67/70, block 71/74 plus block 75/78 and the three blocks of three terraced houses each namely, block 50 - 52, block 53 - 55 and block 56 - 58 with the following : (a) Three blocks of three terraced houses each, (b) One block of four terraced houses, (c) Six pair of three bed semi-detached houses and (d) Four pair of four bed semi-detached houses. Also, permission is being sought to alter the site services, site works and the open amenity area within the affected section of the estate so to accommodate the proposed housing re-arrangement. Please note that the total number of housing units, namely 33 units, remain the same under the proposed re-arrangement of the estate. The site is located at
Core Refusal Reason
The proposed development was refused due to poor urban design and layout, specifically lacking street connectivity, permeability, and housing variety, while failing to provide adequate usable open space.
Decision Maker's Conclusion
- The design approach eliminates distinct character areas and legible urban spaces in favor of uniform rows of townhouses, resulting in an unacceptable urban placemaking outcome.
- The proposed layout significantly erodes the value of communal open space by replacing dual-aspect urban blocks with rear property boundaries, leading to poorly surveilled and disconnected amenity areas.
- The dramatic reduction in two-bed apartment units in favor of larger semi-detached houses fails to provide an appropriate mix of house types and sizes, contrary to local policy objectives for balanced communities.