2350689

A PERIOD OF 10 YEARS FOR A LARGE-SCALE RESIDENTIAL DEVELOPMENT ON A SITE OF 10.2HA (WITHIN AN OVERALL LANDHOLDING OF 15.7HA) CONSISTING OF THE FOLLOWING WORKS: (1) CONSTRUCTION OF PHASE 2 OF A HOUSING DEVELOPMENT CONSISTING OF 160 NO. HOUSES AND 7 NO. APARTMENT BLOCKS CONTAINING 28 NO. APARTMENTS (188 NO. RESIDENTIAL UNITS IN TOTAL) COMPRISING OF:- HOUSE TYPE A – 4 BED SEMI-DETACHED (64 NO. UNITS), HOUSE TYPE B – 3 BED SEMI-DETACHED (22 NO. UNITS), HOUSE TYPE B1 – 3 BED SEMI-DETACHED (20 NO. UNITS), HOUSE TYPE B1H – 3 BED SEMI-DETACHED (20 NO. UNITS), HOUSE TYPE C – 3 BED TERRACED BLOCK (6 NO. BLOCKS – 24 NO. UNITS), HOUSE TYPE D – 2 BED TERRACED BLOCK (2 NO. BLOCKS – 8 NO. UNITS), APARTMENT TYPE E – 2 BED APARTMENTS (7 NO. BLOCKS – 28 NO. UNITS), HOUSE TYPE F – 2 BED SEMI-DETACHED (2 NO. UNITS), (2) CONNECTIONS TO PIPED SERVICES PROPOSED AS PART OF THE ADJACENT PHASE 1 DEVELOPMENT OF 90 RESIDENTIAL UNITS TO THE SOUTH (APPEAL PENDING ON AN BORD PLEANÁLA REF. PL05E.316160 – DECISION OF DONEGAL COUNTY COUNCIL REG. REF. 22/51204 TO GRANT PERMISSION). THE TWO PHASES OF DEVELOPMENT WILL ALSO BE CONNECTED VIA TWO NO. PROPOSED PEDESTRIAN AND VEHICULAR ROUTES AND (3) CONSTRUCTION OF A NEW VEHICULAR ENTRANCE FROM THE GRANGE (ALSO PROPOSED AS PART OF PHASE 1) AND AN INTERNAL DISTRIBUTOR ROAD THAT WILL PROVIDE FOR FUTURE ACCESS TO ADJACENT LANDS TO THE NORTH AND EAST OF THE SITE TO FACILITATE INTEGRATION OF THE PROPOSED DEVELOPMENT AND FUTURE ADJACENT DEVELOPMENTS AS WELL AS FACILITATING FUTURE CONNECTION TO THE PROPOSED UPGRADED NORTHERN STRATEGIC LINK/WINDYHALL ROAD, BUS STOPS, LANDSCAPED OPEN SPACES, PLAY AREAS AND PLANTED BOUNDARY BUFFERS, ATTENUATION TANK, RETAINING WALLS, ALL ASSOCIATED SITE DEVELOPMENT WORKS, INFRASTRUCTURE AND SERVICES. AN ENVIRONMENTAL IMPACT ASSESSMENT REPORT (EIAR) ACCOMPANIES THIS APPLICATION

Granted

Core Planning Reasoning

The proposed development constitutes an insufficient and unacceptable level of density that fails to meet national, regional, and local compact growth objectives, representing an inefficient use of zoned residential land.

Decision Maker's Conclusion

  • The density of 16-23 dph is unacceptably low for a strategic landbank in a Regional Growth Centre and fails to comply with the 35-50 dph range required by the Sustainable Residential Development and Compact Settlements Guidelines 2024.
  • The proposed layout is car-dominated and lacks the necessary legibility, permeability, and 'active frontage' required by DMURS to create a quality, sustainable urban environment.
  • The apartment design is substandard due to the lack of direct accessibility to private amenity spaces, which would result in an unacceptable level of residential amenity for prospective occupants.

Cited Policies (CDP)

Policy UB-P-7Policy UB-P-8Policy UB-P-9Policy UB-P-10Policy UB-P-11Policy UB-P-13Objective UB-O-4Objective CS-O-4Objective CS-O-12Objective CS-O-13Objective HS-O-7Policy LK-H-P-2Policy LK-H-P-9e

Decision Document Summary

The proposal involves Phase 2 of a Large-Scale Residential Development (LRD) consisting of 188 units (156 houses and 32 apartments) on a 10.2ha site in Glencar, Letterkenny. While the Planning Authority granted permission subject to the omission of 62 units, the Inspector recommends a total refusal. The Inspector's primary argument is that the site is a strategic residential landbank where higher density (minimum 35 dph) is required to meet national 'compact growth' policies. The layout is heavi...
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