SD25A/0229W
(i) demolition of existing vacant single storey structure on-site (75sq.m) and associated garage structure to the rear of this (127sq.m); (ii) removal of existing pillars and railings along the front (northern) boundary of the site; (iii) construction of a mixed-use development comprising 1 no. commercial/retail unit at ground floor level (94sq.m) and 12 no. residential units (7 no. one-bedroom units, 3 no. two-bedroom units and 2 no. three-bedroom units) at upper floor levels in a four-storey building. Each apartment will be provided with private amenity space in the form of a balcony/terrace space and communal open space will be provided at ground and roof levels. A total of 42 no. internal and 2 no. external bicycle parking spaces are proposed to serve the development as well as 6 no. car parking spaces (including 1 no. accessible parking space) and a set-down area for servicing and deliveries at surface level. The proposed development also includes; (iv) all associated site and infrastructural works, including foul and surface water drainage, landscaping, plant areas, site lighting, bin storage and signage necessary to facilitate the development.
Core Refusal Reason
The proposed development constitutes overdevelopment of the site, characterized by poor urban design that fails to provide an active street frontage, inadequate car parking provision, and unresolved road safety and technical requirements.
Decision Maker's Conclusion
- The design and layout fail to promote a high-quality active street frontage along Old Lucan Road due to excessive building setbacks and an undesirable emphasis on hardstanding to the front of the site.
- The proposed car parking ratio of 0.33 spaces per unit is considered insufficient to meet the mobility needs of the development, representing a failure to comply with Policy SM7 and national compact settlement guidelines.
- The applicant failed to address critical technical and safety requirements, including the provision of a Road Safety Audit, adequate visibility splays (2.0m x 24m), and demonstrated access for refuse and emergency vehicles.