23414
(1) THE DEMOLITION OF AN EXISTING SINGLE-STOREY EXTENSION TO A FORMER SCHOOL HOUSE AND PROTECTED STRUCTURE (RPS REF: 19-01); (2) THE REFURBISHMENT OF AND MINOR ALTERATIONS TO THE PROTECTED STRUCTURE FOR COMMUNITY USE; (3) THE CONSTRUCTION OF A NEW SINGLE-STOREY EXTENSION TO THE PROTECTED STRUCTURE ALSO FOR COMMUNITY USE, TO INCLUDE OFFICE SPACE AND CAFE; (4) THE CONSTRUCTION OF A NEW, PART SINGLESTOREY AND PART TWO-STOREY, STAND-ALONE BUILDING FOR USE AS A TOURIST HOSTEL WITH DINING AND ANCILLARY FACILITIES. EXTERNAL WORKS WILL CONSIST OF (5) PUBLIC ROAD IMPROVEMENTS COMPRISING WIDENING AND RESURFACING OF EXISTING FOOTWAY AND CARRIAGEWAY, REALIGNMENT OF THE R357 CLOGHAN ROAD FOR APPROXIMATELY 88M BETWEEN RAGHRA PARK & THE R444 TO FACILITATE OFF-SITE CAR PARKING; (6) THE PROVISION OF A NEW VEHICULAR ENTRANCE TO THE SITE FROM R357 CLOGHAN ROAD; (7) THE CREATION OF A PUBLIC REALM TO THE FRONT OF THE PROTECTED STRUCTURE AS WELL AS OTHER HARD AND SOFT LANDSCAPING THROUGHOUT THE SITE INCLUDING ASSOCIATED RETAINING STRUCTURES; (8) THE PROVISION OF NEW BOUNDARY TREATMENTS TO THE PERIMETER OF THE SITE, AND; (9) ALL ASSOCIATED SITE WORKS REQUIRED TO FACILITATE THE DEVELOPMENT
Core Refusal Reason
The proposed development was refused due to substandard internal road and parking layouts that fail to comply with DMURS standards, coupled with the failure to provide a required Road Safety Audit, posing a risk to public safety.
Decision Maker's Conclusion
- The proposed internal circulation route and parking layout are substandard and non-compliant with the Design Manual for Urban Roads and Streets (DMURS), creating a hazard for traffic and public safety.
- The applicant failed to submit a requested Stage 1/2 Road Safety Audit, leaving the safety of the proposed access point and internal layout inadequately assessed.
- Insufficient information was provided regarding essential site elements, including a properly designed public lighting scheme and safe maintenance access for the elevated northern section of the site.