2460688
58 no. single and two storey dwellings including 4 no. 4 Bed Two Storey Detached dwellings, 24 no. 3 Bed Two Storey Semi-Detached dwellings, 18 no. 3 Bed Two Storey Terraced dwellings, 4 no. 3 Bed Semi-Detached Bungalows and 8 no. 2 Bed Two Storey Terraced dwellings with a total proposed residential gross floor area of c.6,174sqm; for a proposed single storey domestic garden storage structure (25sqm), for the construction of an ESB substation & switch room (25sqm); for the removal of the existing dwelling ‘Elbren Cottage’ (62sqm) and the semi-detached single storey garage structure (31sqm) located on the application site; for the construction of new boundary walls and gates to the existing dwelling ‘Redkite Rest’, which is located on the application site and for the decommissioning and removal of the existing septic tank and percolation area on the application site serving the existing dwellings; for the connection of the existing dwelling, ‘Redkite Rest’ to the proposed foul sewer on Ashtown Lane; for all boundary walls and fences, for a new vehicular and pedestrian entrance to the development off Ashtown Lane, internal estate roads, bin storage, footpaths, hard and soft landscaping to public open space, for all site services above and below ground including connections to existing services and for all associated site development works
Core Refusal Reason
The proposed development is considered premature and inconsistent with the sequential approach to housing delivery due to its peripheral location, which would result in unsustainable car dependency and create significant traffic safety hazards on a substandard local road network.
Decision Maker's Conclusion
- The development fails to comply with the sequential approach for zoned lands as set out in the County Development Plan, favoring a peripheral site over available undeveloped lands closer to the town center and public transport.
- The proposal would endanger public safety by creating a serious traffic hazard on Ashtown Lane (L5100), which is deficient in width and alignment to accommodate the intensification of use.
- The overall design and layout are deemed substandard due to poor dwelling orientation, inadequate usability and surveillance of public open spaces, and the negative impact on the residential amenities of both future occupants and existing neighbors.