22439
for development on a site which extends to 3.1 ha of lands. The development will consist of the following: 1) construction of 91 no. residential units comprising: i) 24 no. one-bed apartments, ii) 10 no. two-bed apartments; iii) 26 no. three-bed units (10 no. three-bed duplexes and 16 no. two storey three-bed houses); iv) 29 no. four-bed units (18 no. three storey houses and 11 no. semi-detached 'L' shaped houses); v) 2 no. five-bed detached houses. 2) development of a single storey creche facility with 41 no. children spaces (c. 285 sqm), associated outdoor play areas and parking. 3) provision of all associated surface water and foul drainage services and connections and all associated site works and ancillary services. 4) provision of communal open space, private open space, site landscaping and boundary treatments, public lighting, resident and visitor car parking electric vehicle charging points, bicycle parking, refuse storage, pedestrian, cycle, and vehicular links throughout the development, access to the R338 Coast Road, and all other associated site development works. 5) The application will be supported by a Natura Impact Statement (NIS). Gross floor space of proposed works:9,228 sqm
Core Refusal Reason
The proposed development was refused primarily due to its car-dominated layout and failure to align with the high-density, public transport-oriented vision of the Garraun Urban Framework Plan, resulting in poor residential amenity and inadequate integration with the wider area.
Decision Maker's Conclusion
- The proposal is excessively car-dominated and fails to provide a high-quality, walkable environment consistent with the aspirations for a transport-led development near Oranmore Train Station.
- The design and layout are considered substandard, offering poor quality public and private open space and failing to create a distinctive sense of place or character.
- The applicant failed to provide sufficient proposals to discharge their Part V social housing obligations in light of the increased unit count proposed during the further information stage.