2560238
The development will comprise of a total 22no. residential units as follows:(a) The provision of 2no. detached two storey four bed residential dwellings.(b) The provision of 20no. semi-detached two storey dwellings which comprises 11no. 3 bed semi-detached dwellings and 9no. 4 bed semi-detached dwellings. (c) Provision of associated car parking at surface level. (d) Creation of a new access point from Marlbog Road to facilitate vehicular and pedestrian access.(e) Provision of internal access roads and footpaths and associated works.(f) Provision of residential public open space areas along with all hard and soft landscape works with public lighting, planting and boundary treatments to include boundary walls, railings & fencing. (g) Provision of an ESB substation. (h) Internal site works and attenuation systems to include for provision of a wastewater treatment system which will be connected to the mains wastewater network. (i) All ancillary site development / construction works to facilitate foul, water and service networks for connection to the existing foul, water, gas and ESB networks. *Significant Further Information Received on 04/08/2025*
Core Refusal Reason
The proposed development fails to meet essential road safety standards regarding visibility sightlines and pedestrian connectivity, while also presenting unacceptable proposals for private wastewater treatment in a serviced area and inadequate residential amenity due to proximity to the operational railway line.
Decision Maker's Conclusion
- The proposed vehicular access is substandard and unsafe, providing visibility sightlines of only 2.4m x 49m against a required standard of 4.5m x 75m, and failing to provide necessary pedestrian connectivity to the existing public footpath network.
- The provision of an on-site private wastewater treatment system (WWTS) is unacceptable in principle for a residential development of this scale within a serviced urban settlement, as it contradicts the long-term objectives for sustainable public infrastructure integration.
- The layout results in a compromised residential environment, particularly for units 17 and 18, due to their excessive proximity to the operational railway line, which raises unresolved concerns regarding noise, vibration, boundary encroachment, and future maintenance access for Iarnród Éireann.