2460590
for: A) the demolition of an existing vacant nursing home, B) the construction of 11 no. 2 bed dwellings (primarily aimed at elderly step down housing), C) upgrade works to the existing vehicular entrance, boundaries and the construction of a new section of footpath along the western boundary, D) connection to all existing services, E) new connection to the public sewer, F) upporting development works including associated car parking, site signage together with all associated site works & services. Gross floor space of proposed works: 1,013.00 sqm. Gross floor space of any demolition: 410.00 sqm
Core Refusal Reason
The proposed development constitutes overdevelopment and an inappropriate layout that is out of character with the existing residential pattern, lacks adequate open space, fails to provide safe pedestrian connectivity, and lacks necessary technical documentation regarding linguistic impact and water services.
Decision Maker's Conclusion
- The layout represents an over-intensification of the site that is out of character with the surrounding area and fails to provide sufficient private and public open space for future residents.
- The proposal lacks safe pedestrian connectivity to the village center and fails to demonstrate adequate sightline visibility at the entrance onto a high-speed local road, posing a significant traffic hazard.
- The application is deficient in critical technical requirements, specifically failing to provide a Linguistic Impact Statement for the Gaeltacht area and evidence of water service feasibility from Uisce Éireann.