23194
provision of a residential development of 43 no. housing units (comprising of 15 no. 3 bedroom single storey courtyard houses; 4 no. single storey 4 bedroom courtyard houses; 12 no. 2 bedroom 2 storey houses; 12 no. 3 bedroom 2 storey houses) with 55 no. dedicated parking spaces of which there are 45 no. for residents, 10 no. for visitors, inclusive of 3 no. EV spaces and 3 no. disabled spaces and including bicycle and bin storage, vehicular access from the R418, provision of new access road connecting to existing estate roads (Oak Road and Beech Close), provision of 2 no. pedestrian footbridges and a single new vehicular access over the existing stream, provision of linear park 10 metres either side of the stream, natural play area, attenuation area, pumping station, open space and associated site works over a total application site area of 2.19ha. This application is accompanied by a Natura Impact Statement. Significant further information consists of proposed amendments with supporting amended plans, drawings and reports for the following: Revisions to site layout to include relocation of unit nos. 28, 29, 30, 31, 42 and 43; reduction in the number of 2 bedroom houses to 2 no. units, increase in the number of 3 bedroom units to 39 no. units, reduction to 2 no. 4 bedroom units, ensuring that the number of housing units proposed remains the same (43 no.); replacement of previously proposed single storey courtyard house type with 2 storey house types (k, l, m, n, and p); introduction of 4m wide segregated pavement/cylceway to the north and west boundaries adjoining the L8054 and R418; realignment of 2 no. footbridges and vehicular bridge; relocation of Irish Water pump kiosk; relocation of associated roads and footpaths; increase in shared open space; replacement of a majority of the on-street residential parking with in-curtilage parking to allow overnight charging of electric vehicles (EVs); provision of dedicated EV charging points adjacent to all on-street visitor parking spaces and mobility impaired spaces; splitting of the main attenuation tank into 2 to facilitate separate drainage for the existing estate; addition of a small attenuation tank to the south of the junction of Beach Close and Beach Drive; additional surface water sewer with hydrobrake and attenuation structure on the western side of the Ballyvass Stream; and modifications to the proposed play space
Core Refusal Reason
The proposal was deemed to have a poor layout and design that failed to comply with the 12 Urban Design Criteria, alongside unresolved technical issues concerning flood risk, surface water drainage, and legacy infrastructure from the adjoining development.
Decision Maker's Conclusion
- The overall layout and design approach are considered of insufficient quality, failing to create a strong urban edge or provide a positive visual outlook for future residents.
- There are significant unresolved technical issues regarding flood risk management, surface water drainage (SuDS), and the potential impact on the River Barrow/Nore SAC.
- The applicant failed to adequately address legacy infrastructure issues from the adjacent 'The Friary' estate, including the absence of required attenuation systems and potential service contamination.