Core Refusal Reason
The development was refused due to excessive height, scale, and massing that would be obtrusive to the suburban character of Cherrywood Road and the setting of a Protected Structure, alongside deficient pedestrian infrastructure that would fail to provide safe and accessible links for elderly residents.
Decision Maker's Conclusion
- The proposed building heights of five and six storeys represent an abrupt and obtrusive transition in scale that is at odds with the low-rise suburban character of the surrounding context on Cherrywood Road.
- The scale and massing of the nursing home block would negatively impact the architectural character and setting of Waterfall Cottage, a nearby Protected Structure, by overbearing its backdrop.
- The existing pedestrian infrastructure, characterized by narrow and substandard footpaths, is inadequate to provide safe and inclusive access to public transport for the vulnerable target demographic of the facility.
Cited Policies (CDP)
Zoning Objective A1Zoning Objective SNIPolicy Objective PHP3Policy Objective BHS1Policy Objective BHS3Section 12.3.8.2Section 2.6.1.3Section 12.11.2.3Policy Objective PHP14Policy Objective PHP20Section 12.8.4
Decision Document Summary
The proposal involves the construction of a 120-bed nursing home and 29 independent living units on a 0.91-hectare site at Rose Cottage, 26 Cherrywood Road, Loughlinstown. The site is topographically complex, spanning the Loughlinstown River and situated between the elevated St. Columcille’s Hospital and low-rise residential areas. While the Inspector rejected the Planning Authority's argument that the application was premature pending a Local Area Plan (LAP), he upheld the refusal based on desi...SOURCE PDFOpen Original
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