2560018
A Large-scale Residential Development Application (LRD) for development to consist of 194 no. apartments (32no. 1-bed, 133no. 2-bed and 29no. 3-bed) in 8no. distinctive blocks (A to H) ranging in height from part one storey to five storeys in height across the site together with all associated public, communal and private open space, car parking, cycle parking (including lockers) and bin storage structures, all associated site development works and services including public lighting and 2no. ESB substations. Site works include the raising of the site in parts and the diversion of existing piped infrastructure. The proposed development provides for a childcare facility within Block A. The childcare facility will have its own outdoor play space and set down area as well as staff car parking and bicycle parking. In order to preserve the integrity of the existing pedestrian/cycle track from the Dublin Road to the Avenue Road (Long Avenue) and the open section of the River Blackwater that run north-south broadly through the centre of the site, two separate vehicular accesses are proposed to serve the development from the Dublin Road/Hill Street. A pedestrian/cycle only link will be provided across the Blackwater River. The first vehicular access will be a new access onto Dublin Road / Hill Street and will serve 75 dwellings. The second vehicular access is the existing access road onto Dublin Road at Mourne View Hall which will provide access to 119no. apartments. A new bus stop will also be provided fronting onto Dublin Road along with cycle stands for the proposed Dundalk Bike Scheme. Applicant web site www.hillstreet-dundalk-lrd.com
Core Refusal Reason
The development was refused due to significant flood risk concerns, potential adverse impacts on European protected sites (SAC and SPA), and failure to meet mandatory national design standards for residential amenity and storage.
Decision Maker's Conclusion
- The proposed development is located in a flood-prone area and fails to demonstrate that the displacement of flood storage and raising of ground levels would not exacerbate flooding for occupants and surrounding properties.
- The Planning Authority is not satisfied that the proposal, either individually or in combination with other projects, would not have a significant effect on the Dundalk Bay SAC and SPA in light of its conservation objectives.
- The layout and design fail to comply with the 'Sustainable Urban Housing: Design Standards for New Apartments' (2023) regarding minimum floor areas for bedrooms, communal storage, and waste management facilities, resulting in a poor standard of residential amenity.