22429
The proposals provides for 99 no. residential units comprising: 8 no. 1 bed apartments, 3 no. 2 bed (3 person) apartments, 15 no. 2 bed (4 person) apartments, 14 no. 3 bed houses, 59 no. 4 bed houses. The proposed apartments are provided in a single 4 storey block comprising basement, lower and upper ground floors and a first floor. The apartments are provided with private and communal amenity spaces. Access is provided from The Glen Road (R762) generally in the location of the existing access, with a new entrance arrangement proposed with associated boundary works. Demolitions and site clearance are proposed to facilitate the development. All associated site development works including landscaping, internal roads including bridge over Three Trout Stream, utilities, water infrastructure and construction phases works and development. The site includes a protected structure.
Core Refusal Reason
The proposed development represents a significant overdevelopment of a sensitive site, materially contravening the density zoning and failing to provide adequate residential amenity or environmental protection.
Decision Maker's Conclusion
- The proposed density of 29 units per hectare significantly exceeds the maximum permissible density of 2.5 units per hectare for the R2.5 zoned site, constituting a material contravention of the Greystones Delgany Kilcoole Local Area Plan.
- The development would result in the excessive removal of healthy mature trees and involves significant regrading and bridge construction within a sensitive riparian corridor without adequate geotechnical or environmental justification.
- The proposal fails to provide a high standard of residential amenity, specifically regarding substandard sunlight/daylight levels for apartments, inadequate public open space located in flood zones, and a lack of necessary childcare facilities.