2560146
the development will consist of the demolition of 1 no. cottage and adjacent shed, the demolition of an additional existing steel shed on the northwest part of the site, the decommissioning of an existing septic tank and associated percolation area on the west part of the site and the construction of 12 dwellings - 1no two storey 3 bedroom detached house, 2 no two storey terraces of four houses each, and 1 no two storey terrace of three houses, and will also include a new sewage connection and the realignment of the entrance to an existing dwelling adjoining the northern boundary of the site A84RF86, and a new sewage connection only to an existing dwelling A84EY80, adjoining the south eastern boundary of the site. The development also includes all ancillary site works including provision of access road and landscaped public open space. Significant further information/revised plans submitted on this application
Core Refusal Reason
The proposal fails to demonstrate compliance with mandatory residential development standards regarding housing quality and open space, while presenting unresolved technical issues concerning drainage infrastructure and potential environmental impacts on protected Natura 2000 sites.
Decision Maker's Conclusion
- The applicant failed to provide a Housing Quality Assessment or demonstrate that the proposed dwellings meet minimum floor area and private/public open space requirements (15% total site area) as mandated by the Meath County Development Plan 2021-2027.
- Significant technical deficiencies remain regarding the feasibility of foul and surface water drainage connections, as well as traffic safety concerns related to forward visibility sightlines and pedestrian obstruction at the site entrance.
- The Planning Authority is not satisfied that the development would not adversely impact the Rogerstown Estuary SPA and SAC via a hydrological link, necessitating a formal Appropriate Assessment Screening Report and potential Natura Impact Statement.