22216
The development will consist of: (a) Site works to facilitate the proposed development to include general site clearance works. (b) Creation of a new access point to the lands from Shillelagh Road with provision of a new internal access road to facilitate vehicular and pedestrian access. (c) Provision of a residential development comprising completion works to existing buildings as constructed on site pursuant to permissions 03/572 and 08/438 along with the erection of 8no. semi-detached dwellings to provide for a total of 70no. residential dwellings in total comprising as follows: 53no. 2bed dwellings. 16no. 3 bed dwellings. 1no. 4bed dwelling. (d) Provision of associated garden areas and in-curtilage works for each dwelling to include parking, boundary fencing and boundary walls as required. (e) Provision of residential communal open space areas to include a play area, all hard and soft landscape works within the site which includes associated parking, public lighting, bin and bicycle stores, public seating, planting works, and boundary treatments. (f) Associated site works and attenuation systems as well as all ancillary site development/construction works to facilitate site drainage and foul networks for connection to the existing foul, storm and public water networks along with connection works to the ESB network. A Natura Impact Statement (NIS) has been prepared and will be submitted to the Planning Authority with the application
Core Refusal Reason
The proposed development was refused due to its substandard design and layout, which failed to meet minimum residential standards for internal living space, storage, and private amenity areas, while also lacking the necessary supporting facilities for the proposed retirement housing component.
Decision Maker's Conclusion
- The development represents a significant non-compliance with the Carlow County Development Plan 2022-2028 and national guidelines regarding minimum standards for private amenity space, internal storage, and aggregate floor areas.
- The retirement housing element is considered substandard as it lacks essential supporting facilities and is poorly integrated with the town centre, failing to adhere to guiding principles for housing an ageing population.
- The overall site layout is deficient in terms of urban design, providing poor passive surveillance of public spaces and failing to establish a high-quality public realm or a distinct sense of place.