22406

for development which will consist of the following (a) the construction of 29 no. two storey dwelling houses (b) 4 no. 2 storey dwelling houses with optional additional attic space accommodation (c) 3 no. single storey dwelling houses (d) all ancillary site works and connection to public services

Refused

Core Refusal Reason

The proposed development fails to comply with site-specific objectives for pedestrian connectivity to Tulla town centre and presents a layout with insufficient design variety and poor integration of existing natural site features.

Decision Maker's Conclusion

  • The applicant failed to demonstrate the provision of required pedestrian linkages to the existing Main Street, thereby failing to comply with the site-specific objective R2 of the Tulla Settlement Plan.
  • The proposed layout and design lack sufficient variety and fail to adequately integrate existing mature trees into the public open space, resulting in a poor use of a highly attractive development site.
  • The application lacks necessary technical justification for significant ground level alterations and fails to provide adequate archaeological assessments and revised surface water management proposals.

Cited Policies (CDP)

CDP 3.4CDP 4.11CDP 4.7CDP 4.15CDP 15.8Objective R2 (Tulla Settlement Plan)

Decision Document Summary

Woodhaven Developments Ltd proposed a 36-unit residential scheme on a 1.567ha site at Church Road, Tulla, Co. Clare. While the site is zoned for residential use, the Planning Authority determined the proposal was unacceptable in its current form. The primary grounds for the negative assessment included the failure to secure pedestrian access to the town centre via an adjoining laneway, a layout that lacked architectural variety, and the potential loss of mature trees. Furthermore, the inspector ...
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