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the completion of an unfinished estate at Gort Na Greine, Ballinabrannagh to include the construction of 8 No. semi-detached two storey dwellings at sites 43-50, I no. 2 storey detached dwelling at site 42, plus the construction of 17 No. two storey detached dwellings (types A/A1/A2, B/B1, D/D1) all with detached single storey garages at sites 1-17, the construction of 5 No. detached bungalows (types C1/C2) all with detached single storey garages at sites 18-22, plus all associated landscaping and site works. Sites 1-22 to be accessed via an existing site access and road network serving Gort Na Greine, Ballinabrannagh, Co. Carlow
Core Refusal Reason
The proposed development is considered premature due to the lack of available capacity in the Ballinabrannagh Wastewater Treatment Plant and the absence of a clear timeframe for necessary infrastructure upgrades.
Decision Maker's Conclusion
- The development is premature as the Ballinabrannagh Wastewater Treatment Plant is currently overloaded and lacks the capacity to accommodate the additional loading from the proposed 31 dwellings.
- There is no clear or committed timeframe for the delivery of required infrastructure upgrades, with Irish Water indicating that works may not be completed until 2028, which is beyond the reasonable life of a planning permission.
- The applicant failed to demonstrate that the existing third-party wastewater infrastructure is adequate or that they have obtained the necessary legal consents to connect, making the proposal prejudicial to public health.