22541
the construction of a mixed use development (96 no. dwellings and childcare facility, all totalling 12,359.60 sq m gross floor space) at a site of approximately 3.97 hectares. The development will consist of: 1. A single storey childcare facility (247.30 sq m gross floor space) with rooftop photovoltaic solar panel array, ancillary private outdoor play area (324 sq m), with set-down area (4 no. spaces) and dedicated vehicle parking/drop-off area (12 no. spaces). 2. A total of 96 no. dwellings (totalling 12,112.30 sq m gross floor space) ranging in equivalent height between single and three storeys with private open space, each with rooftop photovoltaic solar panel arrays and 2 no. car parking spaces (totalling 192 car parking spaces), comprising: 8 no. single storey two-bedroom semi-detached dwellings; 3 no. two storey three-bedroom terrace dwellings; 57 no. two storey three-bedroom semi-detached dwellings; 2 no. two storey four-bedroom detached dwellings; 2 no. three storey four-bedroom detached dwellings; 7 no. three storey four-bedroom terrace dwellings; 7 no. two storey four-bedroom semi-detached dwellings; and 10 no. three storey four-bedroom semi-detached dwellings. The development will further consist of boundary treatments, private and public open spaces, hard and soft landscaping, roads and pedestrian walkways, pedestrian accesses/permeability routes, services (incl. underground surface water attenuation storage), public lighting, and all other ancillary and associated site development works above and below ground level. Primary vehicular and pedestrian access to the proposed development will be provided via a new site entrance and access road from Carrickpherish Road. A Natura Impact Statement will be submitted to the Planning Authority with the application
Core Refusal Reason
The development was refused due to a poor design and layout that fails to provide a strong urban edge, insufficient residential density for a regeneration site, and inadequate surface water drainage management.
Decision Maker's Conclusion
- The proposed design and layout are overly suburban in character and fail to establish a defined urban edge or a high-quality streetscape along the Carrickphierish Road.
- The residential density of 24.18 units per hectare falls significantly short of the 35-50 units per hectare required for zoned regeneration sites under national and local planning guidelines.
- The applicant failed to demonstrate to the satisfaction of the Planning Authority that the proposed surface water drainage measures would not create a risk of flooding to lands beyond the site boundary.