2560170
the construction of 68 no. ”Age Friendly” (Independent living for over 55’s) residential units to include: Block A – 4 Storey apartment block consisting of a total of 35 units comprising 16 No. 1-bedroom units, 19 No. 2-bedroom units, ESB Switch room, plant room, laundry room, storage room and communal bin store. Block B – 5 Storey apartment block consisting of a total of 33 units comprising 9 No. 1-bedroom units, 20 No. 2-bedroom units, 4 No. studio-units, communal day room, kitchen, management office, storage room, plant room, secure bicycle room, communal bin store, community care room, GP consultation room and for the demolition of existing two storey dwelling house and all associated site works to include for permission for alterations to existing roadside boundary and associated footpath to accommodate the subject development. Signifiant further information/revised plans submitted on this application.
Core Refusal Reason
The proposal fails to justify a 100% residential development on lands zoned for commercial use (B1) and provides an inadequate assessment of flood risk for a site partially located within a high-risk Flood Zone A.
Decision Maker's Conclusion
- The applicant failed to demonstrate compliance with the B1 zoning objective, which generally limits residential development to 50% of a site to ensure the delivery of commercial services and town centre vitality.
- The submitted Site Specific Flood Risk Assessment (SSFRA) is insufficient to satisfy the 'Development Management Justification Test' required for the portion of the site located within Flood Zone A.
- Significant technical deficiencies remain regarding the lack of a mandatory phasing plan, unresolved archaeological impacts, and inadequate traffic safety measures, specifically relating to road sightlines.