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Permission for LRD which consists of 1:Provision of 227 no. residential apartments in 7 no. blocks comprising the following:a. Block A1: 14 no. 1 bed apartments & 24 no. 2 bed apartments in a block ranging between 3-5 storeys in height; b. Block A2: 25 no. 1 bed apartments & 15 no. 2 bed apartments in a block ranging between 1.5-5 stories in height;c. Block B1: 3 no. 1 bed apartments, 18 no. 2 bed apartments & 3 no. 3 bed apartments in a block ranging between 3-4 storeys in height;d. Block B2: 13 no. 1 bed apartments & 21 no. 2 bed apartments in a block ranging between 3-5 storeys in height.e. Block B3: 5 no. 1 bed apartments, 22 no. 2 bed apartments & 1 no. 1 bed apartment in a block ranging between 3-5 storeys in height;f. Block B4: 11 no. 1 bed apartments & 26 no. 2 bed apartments in a block ranging between 3-5 storeys in height;g. Block B5: 13 no. 1 bed apartments & 13 no. 2 bed apartments in a block ranging between 3-4 storeys in height. 2. Provision of 1,009.5 sq.m of ground floor commercial units as follows:i. Unit A101: 411.7 sq.m; ii. Unit A102: 138.2 sq.m; iii. Unit B201: 99.7 sq.m; iv. Unit B202: 133.9 sq.m; v. Unit B3013: 226.2 sq.m. 3. Provision of a Community Facility (117.8 sq.m); 4. Provision of Tenant Amenity Facilities (99.4 sq.m); 5. Provision of a Childcare Facility (335.5 sq.m) as well as an external secure play area (225.8 sq.m); 6. Provision of 49 no. surface car parking spaces including EV charging spaces; 7. Provision of bicycle parking comprising 114 no. short stay and 436 no. long stay spaces; 8. Provision of realigned road between Gort na Bró and Gateway Retail Park Road; 9. Change of use of existing underground void to 181 bay underground car park; 10. Provision of shared communal and private open spaces, bin storage, public lighting, site landscaping, services, signage, substation, and all associated site development works required to accommodate the proposed development. An Environmental Impact Assessment (EIAR) and Natura Impact Statement (NIS) have been prepared in respect of the proposed development
Core Refusal Reason
The proposal was refused due to its variance with official policy regarding the protection of the N6 GCRR strategic road corridor, alongside significant design deficiencies concerning residential amenity, unit mix, and substandard sustainable transport infrastructure.
Decision Maker's Conclusion
- The development is at variance with official policy and the DoECLG Spatial Planning and National Roads Guidelines as it prejudices the delivery of the N6 GCRR strategic road corridor and fails to demonstrate it would not detrimentally impact the safety and efficiency of the national road network.
- The proposed residential design provides an inadequate level of amenity for future occupants, specifically regarding the low provision of three-bedroom units (2%), insufficient dual-aspect ratios, and communal open spaces that are significantly compromised by overshadowing.
- The application fails to provide safe and integrated infrastructure for sustainable transport, with specific concerns regarding the abrupt termination of cycle lanes, unsafe internal junction designs, and a lack of compliance with DMURS and National Cycle Manual standards.