2460368
A) Construction of a retirement village with 50 no. residential units, consisting of 28 no. 2 bed units, 22 no. one bed units, and 1no. facility building. B) Construction of all roads, footpaths, underground services, public open space and public lighting C) Connection to existing foul sewer network, and existing surface water drainage network. D) All associated site boundary and site development works, including partial demolition of existing boundary wall to create a new pedestrian and vehicular entrance from Glenview Close
Core Refusal Reason
The proposal constitutes piecemeal and uncoordinated development that fails to provide a required masterplan for the wider landbank, lacks essential traffic impact assessments, and omits mandatory sustainability documentation.
Decision Maker's Conclusion
- The development is considered premature and piecemeal in the absence of a comprehensive masterplan for the overall landbank, which is a specific requirement of Policy 5-2 of the Clonmel and Environs Local Area Plan 2024.
- The application failed to demonstrate that the local road network has sufficient capacity to accommodate the development, as no Traffic Impact Assessment or Road Safety Audit was provided to address identified constraints and connectivity issues.
- The omission of a Sustainability Statement and Statement of Housing Mix means the applicant failed to prove compliance with core County Development Plan policies regarding housing mix, climate action, and integrated urban design.