2360748

a residential development consisting of 86 no. residential units (consisting of 5 no. detached houses, 60 no. semi-detached houses and 21 no. terraced houses) including a two storey 230sqm Creche and a pumping station. Decommissioning of an existing wastewater treatment plant, removal of derelict infrastructure and all associated site works on lands - NIS submitted as part of application

Refused

Core Refusal Reason

The proposal was deemed substandard due to a rigid and repetitive layout, inadequate housing mix, failure to meet minimum private open space standards, and significant outstanding technical concerns regarding wastewater infrastructure and traffic impact.

Decision Maker's Conclusion

  • The proposed site layout is considered overly rigid, angular, and repetitive, failing to provide a distinct sense of place or high-quality usable public and private open space as required by the Development Plan.
  • The development lacks an adequate variety of housing types and sizes, with specific house types failing to meet the minimum internal floor area and storage standards set out in national guidelines.
  • Significant technical deficiencies remain regarding the capacity and design of the proposed pumping station, the requirement to extend the foul rising main to Mill Road, and the absence of a comprehensive Traffic Impact Assessment and Road Safety Audit.

Cited Policies (CDP)

Policy HSG 1Policy HSG 3Policy HSG 7Policy AMT 5Policy TRANS 8Policy SERV 8Section 8.8.3Table 8.3Table 4.1Section 4.4.1

Decision Document Summary

This application sought permission for a residential development of 86 units, a creche, and a pumping station on a 3.45ha site at Hayfield Manor, Bohernamona, Thurles. While the site is currently zoned for residential use, the Planning Authority identified major deficiencies in the design quality, noting a 'boxy' and repetitive layout that failed to integrate sufficient usable open space or a diverse housing mix. Furthermore, the proposal failed to demonstrate adequate infrastructural capacity f...
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