2460480
for the construction of Strandhill Phase 2 development consisting of 70 no. residential units comprising of; 14 no. 2 storey 4-Bed semi-detached houses, 28 no. 2 storey 3-Bed semi-detached houses, 4 no. 2-storey 3-Bed terrace houses, 2 no. 3 storey dormer 4-Bed detached houses and 1 no. 4 storey split level apartment block comprising of 6 no. 2-Bed duplex apartments at lower ground floor level and lower first floor level and 8 no. 1 -Bed apartments and 8 no. 2-Bed apartments at upper ground and upper first floor levels. The proposed development will also include internal roadways to connect to Strandhill Phase 1, currently under construction, new pedestrian access, new boundary treatments, landscaping, drainage and all ancillary and associated site works. A Natura Impact Statement (NIS) accompanies this application.
Core Refusal Reason
The proposal was deemed deficient due to conflicts with planned public infrastructure (Active Travel Scheme), potential adverse impacts on the setting of a protected structure, and failure to meet technical and design standards for residential developments.
Decision Maker's Conclusion
- The proposed layout encroaches upon and conflicts with the planned Crobally Active Travel Scheme on council-owned lands, which are required for essential public infrastructure and cannot be disposed of to the developer.
- The development poses a potential negative visual impact on the setting and character of the adjacent protected structure, Spring Farm (RPS WA750265), a historic thatched house and complex.
- The application fails to demonstrate compliance with technical and design standards regarding Uisce Éireann connections, apartment floor-to-ceiling heights, and the qualitative requirements for public open space.