24327
proposed residential development. The proposed residential development will comprise the demolition of the existing residential house of 'Clover Lodge', existing timber store, 4 no. existing outhouses. Total demolition 599m². The proposal will deliver 61 no. residential units with a mix of terraced houses, apartments and duplex apartments. These will comprise: (a) 33 no. 3 bed, 2 storey houses in 4 blocks, (b) 1 no. apartment block providing 4 no. 1 bed apartments and 4 no. 2 bed apartments with ground floor and 1st floor balconies to the west facing elevation & (c) 1 no. Block of duplex apartments providing 10 no. 1 bed and 10 no. 2 bed duplex apartments with 1st floor terraces to the northwest facing elevation. The proposed development will include alterations to Kilcoole Road (R761) to provide a new right turn junction, and a new vehicular and pedestrian access opening. An existing vehicular entrance along R761 is to be removed. The development will also include for landscaping, public open spaces and all associated site development works
Core Refusal Reason
The development was refused due to significant traffic safety concerns regarding the proposed signalised junction on the R761, including a lack of intervisibility data, the absence of an updated Road Safety Audit, and unresolved access conflicts with neighboring properties.
Decision Maker's Conclusion
- The applicant failed to provide sufficient technical information regarding intervisibility and an updated Road Safety Audit to ensure the safety of the proposed signalised junction on the R761.
- The proposed access arrangements create unresolved conflicts with existing private entrances at Woodfield House and Knockroe Lodge, which would likely give rise to a serious traffic hazard.
- It has not been demonstrated that the development would not negatively impact the free flow and safety of traffic on a busy regional road, making it contrary to proper planning and sustainable development.