2460240
a) demolition of all existing buildings boundary walls and access b) proposed construction of 24 No. dwellings consisting of 10 No. 3 Bed Semi-detached Two Storey, 11 No. 3 Bed Terrace Two Storey (in 3 Blocks) , 2 No. 2 Bed Semi-detached single storey and 1 No. 2 Bed detached single storey Dwellings b) provision of new entrance, parking and internal access road c) new green open space, boundary fences /walls, pedestrian path and bicycle parking e) Connection to Public Services including mains sewerage, water supply and all associated ancillary site works
Core Refusal Reason
The proposed development was deemed substandard due to an inappropriate layout and design that failed to provide adequate public open space, insufficient internal floor areas, and significant traffic safety concerns regarding parking proximity to a junction, alongside unaddressed ecological and archaeological impacts.
Decision Maker's Conclusion
- The layout and design are considered substandard, failing to meet minimum requirements for public open space (15%) and internal accommodation standards, while lacking a high-quality, animated streetscape.
- The proposed parking arrangement on College Heights poses a traffic hazard due to its proximity to the Water Street junction, requiring a total re-design and a revised Road Safety Audit.
- The application failed to sufficiently assess potential impacts on protected biodiversity (swift nests) and significant archaeological monuments (Killafree Church and Graveyard) adjacent to the site.