2460491
mixed use development. The development comprises of the following: (a) 2 storey 80-bed nursing home complete with all necessary roof mounted plant and a service yard to accommodate additional plant and equipment including a sprinkler tank, an ESB sub-station with switch room and bin stores; (b) change of use for from an existing derelict chapel to a convenience store. Permission is also sought for the internal and external modifications to the existing derelict chapel and an outdoor seating area 18.6m2; (c) 44 no. residential units including (i) 22 no. 1 storey 2 bed semi-detached bungalow units; (ii) 17 no. 1 storey 1 bed detached units; (iii) 2 no. 2 storey 3 bed semi-detached units; (iv) 2 no. 2 storey 4 bed semi-detached units; (v) 1 no. 2 storey 3 bed detached unit; (d) lawn bowls green (466m2), allotments (110m2) and park areas (5,668m2); (e) all associated site works including (i) foul and surface water drainage, and water mains; (ii) vehicular/pedestrian entrance and access roads from the existing R395 road to the north and the existing laneway off the R395 road to the east of the site; (iii) bicycle parking (iv) landscaping (v) building signage; and (vi) all other associated site development works. The development is within the curtilage of a protected structure, RPS no.: 003-047, St. Joseph's Orthopaedic Hospital complex as recorded in the Westmeath County Development Plan 2021-2027
Core Refusal Reason
The proposal represents over-development and an urban design approach that fails to integrate with the rural character of Coole, while also failing to demonstrate adequate protection for natural heritage, archaeological sites, and protected structures.
Decision Maker's Conclusion
- The development constitutes over-development and an excessively urban design that is incompatible with the rural character and scale of Coole village.
- The layout is overly roads-dominant with hazardous parking arrangements and provides a substandard level of residential amenity due to poor open space design and shallow garden depths.
- The applicant failed to provide necessary technical assessments, including AA Screening, Ecological Impact Assessments, and Archaeological Impact Assessments, to ensure the protection of the Lough Derravaragh SPA, local biodiversity, and recorded monuments.