22213
for the construction of 97 no. residential units comprising the following: a. 8 no. 3 storey 4 bed detached dwellings (House Type A); b. 8 no 3 storey mid-entry 4 bed detached dwellings (House Type B); c. 24 no. 2 storey 3 bed semi-detached dwellings (House Type C); d. 8 no 3 storey 3 bed mid-terrrace dwellings (House Type D1); e. 4 no. 3 storey 3 bed end-terrace dwellings (House Type D2); f. 1 no. 2 storey 4 bed detached dwellings (House Type E1); g. 3 no. 2 storey 4 bed semi-detached dwellings (House Type E2); h. 3 no. 2 storey 4 bed semi-detached dwellings (House Type F); i. 1 no. 4 storey apartment block comprising 6 no. 2 bed apartments & 6 no. 1-bed apartments (Apartment Block A); j. 1 no. 4 storey apartment block comprising 4 no. 2-bed apartments & 4 no. 1-bed apartments (Apartment Block B); k. 1 no. 3 storey apartment block comprising 4 no. 2-bed apartments & 4 no. 1-bed apartments (Apartment Block C); l. 1 no. 3 storey apartment block comprising 5 no. 2-bed apartments & 5 no. 1-bed apartments (Apartment Block D). Permission is also sought for the demolition of 1 no. existing dwelling addressed "Bakers, Mountsion, Mount Sion Road, Ferrybank, Waterford, Co. Kilkenny X91Y6W3" to allow for 1 no. new vehicular road access, footpaths and cycle paths from Mount Sion Road together with proposed boundary treatments, landscaping, car parking, new foul & surface water drainage connections and associated infrastructure to include 2 no. ESB Sub-Stations, new water mains with domestic connections and all associated site development works
Core Refusal Reason
The proposed development failed to comply with the 'Opportunity Site' zoning objective of the Ferrybank Local Area Plan 2017, which prioritizes mixed-use tourism and recreational functions, and was deemed premature due to the absence of a required masterplan for the wider 17.7-hectare landholding.
Decision Maker's Conclusion
- The proposal is contrary to the Ferrybank Local Area Plan 2017 zoning objective, which requires the site to be developed primarily for tourism and recreational uses rather than a predominantly residential scheme.
- The development is considered premature and piecemeal in the absence of an agreed overall design framework or Masterplan for the entire 17.7-hectare landholding, which is necessary to coordinate infrastructure and protect the site's strategic character.
- The scale and location of the development on a prominent elevated ridgeline would result in significant adverse visual impacts on the landscape, the setting of protected structures (specifically Pope's Tower), and potentially the River Suir SAC due to inadequate drainage information.