22513
the construction of a residential development of 79 No. units consisting of the following; 2 No. 2-bed/semi-detached/two storey houses. 18 No. 2-bed/end-terrace/two storey houses. 15 No. 2-bed/mid-terrace/two storey houses. Comprising a total of 35 No. house units. 2 no. 2 storeys - block type 6; each one comprising: 4 No. 2-bed apartments at ground floor level 4 No. 2-bed apartments at first floor level 2 no. 3 storeys - block type 7, each one comprising; 4 No. 2-bed apartments at ground floor level 4 No. 2-bed apartments at first floor level 2 No. 2-bed apartments at second floor level 1 no. 3 storeys - block type 8, each one comprising: 1 No. Creche at ground floor level 2 No. 2-bed apartments at ground floor level 4 No. 2-bed apartments at first floor level 2 No. 2-bed apartments at second floor level Comprising a total of 44 No. apartment units. PERMISSION is also sought to provide a new vehicular/pedestrian/cyclist access and one additional pedestrian access point at Dunmore Road to include alterations to the public footpath and road, ancillary drainage works including site attenuation, landscaping works, ESB substation and all associated site works
Core Refusal Reason
The proposed development is located on lands zoned as 'Strategic Residential Reserve' in the Waterford City and County Development Plan 2022-2028, and its release for private residential development would materially contravene the Core Strategy and zoning objectives.
Decision Maker's Conclusion
- The development would materially contravene the Core Strategy and zoning objectives of the 2022-2028 Development Plan, as there is no mechanism for the release of 'Strategic Residential Reserve' lands for private housing during the current plan period.
- The applicant failed to submit a Natura Impact Statement (NIS), leaving the Planning Authority unable to rule out significant indirect effects on the Lower River Suir Special Area of Conservation (SAC) arising from surface water and storm water runoff.
- The proposal is considered premature and contrary to the proper planning and sustainable development of the area due to its inconsistency with the newly adopted statutory land use framework and environmental protection requirements.