2460662

construct 10 houses to include: i) 1 no., four bed detached two-storey Type A with private entrance off Mill Road; ii) 1 no., four bed detached two-storey Type B with private entrance off Mill Road, iii) 2 no. Three-bed semi-detached bungalow Type C with private entrance off Mill Road, iv) 2 no. Three-bed semi-detached two-storey Type D, v) 2 no. Three-bed semi-detached two-storey Type D1, vi) 2 no. Three-bed semi-detached two-storey Type D2, vii) Site Entrance and all associated site development works including new access road, shared surfaces, footpaths, parking, boundary treatments, drainage, and landscape/amenity.

Refused

Core Refusal Reason

The development constitutes overdevelopment of a prominent site, characterized by excessive density, a substandard residential layout, and inappropriate design that conflicts with local character, traffic safety standards, and environmental protection requirements.

Decision Maker's Conclusion

  • The proposed density of 20 units per hectare significantly exceeds the 10-12 units per hectare standard set out in Table 13.4 of the Laois County Development Plan for edge-of-centre greenfield sites.
  • The layout and design are substandard, featuring poorly dispersed public open space, inadequate parking within curtilages, and a lack of safe pedestrian connectivity to the existing network.
  • The development presents significant traffic safety hazards due to non-compliant sightlines and the close proximity of multiple entrances to a national road junction, while also failing to demonstrate adequate servicing or lack of impact on the River Barrow and River Nore SAC.

Cited Policies (CDP)

DM HS 1DM HS 2DM HS 4DM HS 5DM HS 6DM HS 8DM HS 9DM HS 10DM HS 11DM HS 12DM HS 19Table 13.4Table 10.3HPO 8

Decision Document Summary

This application by William Ward proposed 10 houses on a 0.511ha site at Mill Road, Durrow, Co. Laois. While the principle of residential development was acceptable under the zoning, the project was refused primarily for being an overdevelopment of the site with a density nearly double the permitted limit. The planning authority cited a substandard layout, inappropriate two-storey designs for the context, and significant traffic safety risks at the N77 junction. Additionally, the refusal noted u...
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