2325
for development at this site on lands to the north of Pairc na Coille Retirement Village, in the townland of Drumbiggle, Ennis, County Clare. The proposed development will consist of: 1. The construction of 56 no. residential units including 34 no. houses and 22 no. apartment/duplex units, comprising: a. 4 no. 4-bed houses; b. 20 no. 3-bed houses; c. 10 no. 3-bed houses (duplex units); d. 6 no. 2 bed apartments (duplex units); e. 16 no. 1-bed apartments (duplex units); 2. The provision of a creche facility (230sqm) 3. The provision of shared communal and semi-private open space, car and bicycle parking, bin stores, site landscaping/ boundary treatment works and public lighting, 4 Alterations and upgrades to the existing access road to provide footpath realignments and upgrades, new cycle paths and raised traffic tables, 5. Provision of all associated surface water and foul drainage services, 6. Provision of all ancillary and associated site development works. This application is accompanied by a Natura Impact Statement (NIS)
Core Refusal Reason
The proposal was deemed premature and deficient due to unresolved concerns regarding flood risk management, potential adverse impacts on protected bat species, and non-compliance with design standards for traffic safety and residential amenity.
Decision Maker's Conclusion
- The development fails to adequately address flood risk associated with the Cahercalla Stream, lacking a site-specific assessment that considers the cumulative impact of the proposal alongside adjacent development phases.
- The applicant provided insufficient ecological evidence to ensure the protection of the Lesser Horseshoe bat, necessitating further multi-season surveys and a revised Natura Impact Statement to address potential habitat loss and light pollution.
- The proposed site layout and residential design are substandard, specifically regarding the lack of traffic calming measures on internal roads, poor pedestrian connectivity, and failure to meet mandatory minimum storage space requirements for the dwelling units.