2023269
the construction of a Large-scale Residential Development (LRD) of 168 no. residential units and creche. The residential development will comprise: *106 no. dwelling houses comprising 8 no. 3-storey 4 bed detached, 14 no. 3-storey 4 bed semi-detached, 56 no. 2-storey 3 bed semi-detached/end of terrace and 28 no. 2-storey 2 bed terraced houses *3 no. 4 storey apartment blocks (Blocks A, B & C) containing 54 no. units (13 no 1 bed and 41 no. 2 bed units); *Block A containing 18 units (4 no. 1 bed and 14 no. 2 bed); *Block B containing 15 units (8 no. 1 bed and 7 no. 2 bed); *Block C containing 21 units (1 no. 1 bed and 20 no. 2 bed); *1 no 3-storey duplex block (Block D) containing 8 no. units (4 no 1 bed and 4 no 2 bed units); The development will also include: *Creche located at ground floor in Block B; *Vehicular and pedestrian access from Sallins Links Road and pedestrian access from Clane Road; *Internal access roads and surface level car parking (250 spaces); *Basement accommodating car parking (42 spaces), bicycle parking and bin storage; *Public open spaces including multi-use games area (MUGA), landscaping, boundary treatments and all associated site development works and services. A copy of the application is available for inspection at the following website: www.sallins-lrd.com.
Core Refusal Reason
The proposed development is recommended for refusal due to incongruous design and layout that fails to integrate with the existing streetscape and the setting of a protected structure, a car-orientated design that neglects pedestrian and cycle connectivity, and the provision of poor-quality, substandard public open space.
Decision Maker's Conclusion
- The architectural design of Apartment Blocks A, B, and C is deemed incongruous with the established character of the Clane Road streetscape and adversely impacts the setting of the adjacent Home Farm House, a Protected Structure.
- The development layout is excessively car-orientated, providing excessive parking for two-bedroom units while failing to establish high-quality, permeable pedestrian and cycle links toward Sallins town centre and the railway station.
- The public open space provision is substandard in quality and layout, lacking sufficient detail on active recreation facilities and failing to demonstrate the delivery of the Multi-Use Games Area (MUGA) mentioned in the development description.