2360307
the construction of supermarket with ancillary off-licence sales area, primarily in a single storey structure with a first-floor area for staff facilities. Provision of surface level car parking spaces, including electrical vehicle (EV) charging spaces and pre-wiring other spaces to accommodate future EV parking; cycle stands; trolley shelter; hard and soft landscaping; boundary treatments including retaining structures throughout the development; ESB substation building; site lighting; external mechanical plant area; bin store; roof mounted photovoltaic panels; all advertising signage including a “flagpole” style advertising sign at the proposed vehicle entrance on the Naas Road. Construction of a public park and café building with a further retail unit (two storey structure) below the café facing on to the proposed car park. The public park area extends north across the proposed entrance to the development to take in a treed, green area along boundary with the Naas Road The development includes all site engineering works, drainage, water supply and SUDS works. Construction of a new footpath linking the Baltinglass Road and the Old Ballymore Road and works to existing footpaths to tie into the proposed development The application is accompanied by a Natura Impact Statement.
Core Refusal Reason
The proposed development was refused due to its poor architectural design and low-density, mono-use nature, which failed to maximize the potential of a key town center opportunity site, lacked street engagement, and presented unresolved traffic safety concerns.
Decision Maker's Conclusion
- The proposed single-storey, mono-use retail development fails to provide the required mixed-use intensity and high-quality architectural design necessary to maximize the potential of this key town center opportunity site (OP3).
- The layout creates a sterile and disconnected public realm, characterized by a lack of street engagement, poor pedestrian connectivity, and a 'moat-like' retaining wall feature that negatively impacts the visual amenities and vibrancy of Blessington.
- The application submitted a deficient Traffic and Transport Assessment that failed to account for school-related traffic movements or provide sufficient detail on required turning lanes and active travel integration, posing a risk to public safety.