22827
the demolition of an existing single-storey dwelling (119m2) and single-storey commercial building (158m2) to facilitate the construction of a mixed use development (1,873m2) comprising of 3no. three storey residential buildings comprising 12no. 2-bed duplex units (ranging in size from 75m2 to 76m2), 4no. 1-bed apartments (53m2) and 8no. 2-bed apartments (73m2), all with associated balconies/terraces; a commercial unit at ground floor level (51m2); a communal bike store (80m2); and a communal bin store (38m2); a vehicular access to the subject site from the Clane Road to the west; internal roads, footpaths; 30no. car parking spaces; hard and soft landscaping; boundary treatments; lighting; drainage connections; and all other associated site and development works above and below ground
Core Refusal Reason
The proposed development is considered to have an excessive scale and height that dominates adjacent protected structures, coupled with unresolved traffic safety issues and a lack of critical technical assessments regarding flooding and noise.
Decision Maker's Conclusion
- The 3-storey scale and massing of the proposed blocks are deemed excessive and fail to respect the integrity and setting of the neighboring single-storey protected structures at Sallins Railway Station.
- The proposed vehicular access onto the R407 Regional Road is considered unsafe and requires closure, with access instead necessitated through the adjacent Waterways development to ensure proper traffic management.
- The application failed to provide mandatory technical documentation, specifically a Site-Specific Flood Risk Assessment and a comprehensive Noise Impact Assessment to address the proximity to the railway line.