2360031
for the following: i) Construction of 70 no. residential units comprising of: a. 40 no. dwellings (3 no. 2-bed, 27 no. 3-bed, 10 no. 4-bed units) b. 30 no. apartment units (10 no. 1-bed, 15 no. 2-bed units, and 5 no. 3-bed units) ii) Provision of an on-site Wastewater Pump Station, iii) Provision of car and bicycle parking, and vehicular and pedestrian access on site, iv) Provision of public open space, shared communal and private open space, site landscaping, public lighting, bin stores, and site services, v) All ancillary and associated site development works. A Natura Impact Statement (NIS) has been included with this application.Gross floor space of proposed works 7,469.66sqm
Core Refusal Reason
The development was refused due to inappropriate layout and density, traffic safety and capacity concerns at the N67 junction, inadequate residential amenity, and potential adverse impacts on protected European sites due to insufficient ecological assessment.
Decision Maker's Conclusion
- The proposed layout, density, and massing are considered inappropriate for the site's context, failing to provide adequate open space or residential amenity while contravening multiple design standards.
- The application failed to demonstrate that the surrounding road network and internal circulation could safely accommodate the development, particularly regarding the N67 junction and sustainable transport links.
- The Planning Authority was not satisfied that the project would not adversely affect the integrity of nearby European sites, specifically the Cregganna Marsh SPA, due to gaps in the Natura Impact Statement and bird surveys.