SD22A/0361
Demolition of all existing 1-3 storey industrial/commercial structures and small cafe on site totalling c.5,500sq.m in area; Construction of a 1-5 storey Transitional Care Facility (step-up/step-down) providing 131 bedspaces over partial basement (total floor area c.6,743sq.m) with central courtyard ( c.519sq.m ); The basement consists of a sprinkler tank and pump rooms, water tank room, plant room and workshop; Provision of dining and kitchen areas, siting/family rooms, activity rooms, coffee dock, hair salon, oratory, lobbies/reception areas, ancillary offices and staff areas, stores, toilets, shower/changing facilities, ESB substation, generator, switchroom, service yard and waste areas serving the facility; Lobbies, stair/lifts, photovoltaic panels and green roofs throughout; Partial provision of the pocket park identified in the Tallaght LAP (c.1,286sqm); New vehicular access from First Avenue and egress onto Cookstown Road via a one-way system through the subject site; Entrance signage on the eastern elevation of the proposed facility; All associated site development works, services provision, connection to the water supply, foul and surface water networks on First A venue and Cookstown Road including partial diversion of the foul line to the north east of the site at First A venue, temporary foul pump station, attenuation/bioretention systems, vehicular and pedestrian access including internal road and footpaths, interim pedestrian facilities/public realm upgrade works, landscape and boundary treatment works, tree removal, bicycle storage (76 total spaces), car parking (32 total spaces), set-down parking spaces, 1 ambulance set-down space serving the facility and delivery/loading areas to First A venue.
Core Refusal Reason
The development is considered premature and piecemeal, failing to adhere to the sequencing and implementation strategy of the Tallaght Town Centre Local Area Plan 2020. Furthermore, it exceeds height and plot ratio standards and proposes inadequate interim transport infrastructure that would undermine the coordinated regeneration of the area.
Decision Maker's Conclusion
- The proposal represents a piecemeal and uncoordinated approach to the development of the Cookstown Neighbourhood, contrary to the sequencing requirements of the Tallaght LAP.
- The proposed building height and plot ratio significantly exceed the parameters set for the site under the LAP and do not provide sufficient 'significant public gain' to justify a relaxation of these standards.
- The interim pedestrian and cycle infrastructure measures proposed are substandard, premature pending a final design study for the area, and would represent a traffic hazard for vulnerable road users.