2460545
the construction of a mixed use (Discount Foodstore Supermarket anchored) development. The proposed development consists of: 1) A single storey (with mezzanine plant deck) Discount Foodstore Supermarket with ancillary off-licence use measuring c. 2,512 sqm gross floor space with a net retail sales area of c. 1,495 sqm; 2) A single storey Café unit measuring c. 100 sqm (with external seating area); 3) A terrace of 5 no. two bed two storey dwellings; 4) An access road from Main Street serving the proposed development and providing links for future development on adjoining lands; and, 5) Associated car parking (including electric car charging facilities), cycle parking, free standing and building mounted signage, trolley bay cover / enclosure, refrigeration and air conditioning plant and equipment, roof mounted solar panels, hard and soft landscaping, boundary treatments, electricity sub-station building, works and connections to water supply, wastewater and surface water infrastructure and utilities, and all other associated and ancillary development and works above and below ground level
Core Refusal Reason
The proposal is contrary to the County Retail Strategy due to its excessive scale for a Level 4 Small Town and fails to comply with the urban design and compact growth objectives of the Bullford Action Plan (AP9).
Decision Maker's Conclusion
- The scale of the proposed supermarket (c. 1,495 sqm net) significantly exceeds the retail floorspace quantum envisaged for a Level 4 'Small Town' in the County Retail Strategy, potentially undermining the established retail hierarchy and the vitality of the existing town centre.
- The development fails to adequately address the requirements of the Bullford Action Plan (AP9), specifically regarding the reinstatement of a two-storey streetscape and the delivery of a compact urban form consistent with town centre zoning and county-wide growth objectives.
- The proposed architectural design, site layout, and access arrangements are considered incongruous with the historic character of the Kilcoole Town Centre Character Area and are deemed premature pending a definitive road layout for the wider Action Area.