2360014
(A) the construction of 80no. dwellings, comprising of 18no. three-bedroom two storey semi-detached (Type A), 10no. four-bedroom two storey semi-detached (Type B), 6no. three-bedroom two storey end-terrace (Type C), 6no. three-bedroom two storey mid-terraced (Type D), 10no. 2-bed terrace (Type J), 1no. three-bedroom two storey semi-detached (Type L), 1no. three-bedroom two storey corner semi-detached (Type M), 8no. three-bedroom two storey corner end-terrace (Type N), 20no. three-bedroom two storey mid-terrace (Type O) (B)associated site development works including road access connection via adjoining Redwood development, internal roads, paths, paving, parking, drainage, amenity space, landscaped public open space, street lighting and associated boundary treatments; and all associated site development works to complete the development.
Core Refusal Reason
The proposal was refused due to a substandard layout that lacks permeability and connectivity to adjoining estates, and for an inappropriate design where house rears back onto existing public open space.
Decision Maker's Conclusion
- The proposed development fails to provide a permeable layout with multiple connections to adjoining sites/estates for pedestrians and cyclists, which is contrary to the requirements of DMS-03 of the Offaly County Development Plan 2021-2027.
- The layout is considered poor as it proposes the rear elevations of two-storey houses backing onto the existing public open space of the Knockowen Housing Estate, violating DMS-21 which requires open space to be overlooked and supervised.
- The street network is largely dendritic and fails to comply with the Design Manual for Urban Roads and Streets (DMURS) and the Urban Design Manual, representing a substandard design concept that would be injurious to residential amenities.