23176
to erect 36 no. dwelling houses (previous planning approval ref. 07/2418) complete with access road forming new junction with Ballinagh Rd (R395), pumping station and all associated site works and developments, connected to existing services. Dwellings will comprise: Type A: 5 x pairs of two storey, three bedroomed, semi-detached units (total 10); Type A1: 1 x pair end unit, two storey, three bedroomed, semi detached units (total 2); Type B: 2 x single storey, two bedroomed, semi-detached units (in block of 2 with Type C) (total 2); Type C: 2 x single storey, one bedroomed, semi-detached units (in block of 2 with Type B) (total 2); Type B1: 4 x single storey, two bedroomed, semi-detached units (in block of 2 with Type C1) (total 4); Type C1: 4 x single storey, one bedroomed, semi-detached units (in block of 2 with Type B1) (total 4); Type D: 4 x 2-storey, two bedroomed units, (end of blockof 6 with units E & F) (total 4); Type E: 4 x single storey, (ground floor) one bedroomed units, (centre ground floor of block of 6 with units D & F) (total 4); Type F: 4 x single storey, (first floor) one bedroomed units, (centre first floor of block of 6 with units D & E) (total 4). Total 36 Significant further information and revised plans have been submitted.
Core Refusal Reason
The proposed development constitutes a substandard design and layout, characterized by inadequate public open space provision and a failure to provide essential pedestrian connectivity and permeability to the surrounding area.
Decision Maker's Conclusion
- The proposed layout is considered substandard as it fails to provide the minimum required 15% usable public open space, which would result in poor residential amenity for future occupants.
- The development lacks necessary permeability and connectivity, specifically failing to provide a pedestrian link/amenity walkway along the river as previously permitted, which is contrary to the '10-minute town' concept.
- The application lacks critical technical information regarding site boundaries, service road gradients, car parking calculations, and environmental management plans, preventing a full assessment of the project's sustainability.