221038
the demolition of an existing 28 bed single storey nursing home and an adjacent bungalow and the construction of a new part single storey, part two storey, part three storey nursing home (70 bed); the formation of a new entrance onto Main Street and the closure of two existing entrances; the provision of 27 no. on-site parking spaces and a set-down area; the provision of cycle parking facilities for 22 no. bicycles; a detached ESB sub-station; a bin storage facility; landscaping and associated site development works. Significant further information/revised plans submitted on this application
Core Refusal Reason
The Inspector recommends a grant of permission, overturning the Planning Authority's refusal, on the basis that the proposed intensification of a nursing home on zoned urban lands is acceptable in principle, provides a much-improved site layout that addresses previous car parking concerns, and is supported by a robust Site Specific Flood Risk Assessment (SSFRA) demonstrating the site is in Flood Zone C with low residual risk.
Decision Maker's Conclusion
- The proposed development complies with the A1 and B1 zoning objectives and represents appropriate infill development that supports economic activity and social infrastructure in a serviced urban settlement.
- The revised site layout and increased site area (from 0.35ha to 0.47ha) successfully resolve previous Board concerns regarding restricted car parking and unsafe vehicle circulation, allowing large service vehicles to enter and exit in a forward-moving fashion.
- The comprehensive SSFRA and hydraulic modelling confirm that the proposed development area is located in Flood Zone C and is unaffected by predicted 1% and 0.1% AEP flood events, thereby satisfying the Ministerial Guidelines on Flood Risk Management.