2460416
development for a Discount Foodstore Supermarket with ancillary off-licence sales at Carrickphierish Road (Bawndaw Townland), Gracedieu, Waterford. The proposed development comprises: 1) The construction of a part single part two storey Discount Foodstore (with ancillary off-licence use) with mono-pitch roof measuring c. 2,601 sqm gross floor space with a net retail sales area of c. 1,499 sqm; 2) Construction of an access road from Carrickphierish Road serving the proposed development and facilitating the future development of adjoining lands and associated and ancillary works, and pedestrian access to the Foodstore site from Carrickphierish Road; and, 3) Provision of 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 proposed development materially contravenes the Waterford City & County Development Plan 2022-2028 by locating commercial infrastructure on residentially zoned land and failing to meet the design standards required for a designated 'Opportunity Site'.
Decision Maker's Conclusion
- The development is partially sited on 'Existing Residential' zoned land where a supermarket use is not permitted under the Zoning Matrix, representing a material contravention of the Development Plan.
- The architectural design and site layout fail to provide a strong urban edge or high-quality finishes required for 'Opportunity Site (OPS 24)', specifically lacking the street-fronting retail units discussed at pre-planning.
- Significant technical issues remain unresolved, including the proposed use of prohibited underground attenuation tanks, insufficient provision for EV charging and bicycle parking, and the lack of a required Archaeological Impact Assessment.