22230
Permission will consist of the demolition of an existing derelict structure on site and the construction of 40no. dwellings (5no. 1-bed, 20no. 2-bed & 15 no. 3-bed) in a combination of houses and duplex apartments ranging in height from single storey to three storey. The duplex apartments ranging in height from single storey to three storey. The duplex apartments are provided with balconies. A new vehicular access is proposed from the R132 as part of the development. The development also includes all associated site development works including undergrounding of overhead ESB lines, an ESB substation, public open space, landscaping, boundary treatments, public lighting, footpaths and roads associated with the development. The planning application will be accompanied by a Natura Impact Statement (NIS).
Core Refusal Reason
The proposal was refused due to a substandard urban design layout that fails to integrate with the surrounding context, inadequate surface water management (SuDS) details, and potential adverse impacts on protected European sites.
Decision Maker's Conclusion
- The proposed layout is considered to be of poor urban design quality, failing to establish a sense of place or provide a high-quality public realm that integrates with the existing residential character of the Dublin Road.
- The applicant failed to demonstrate compliance with Sustainable Urban Drainage Systems (SuDS) policies IU 19 and IU 20, specifically lacking adequate soil permeability testing and technical details for surface water attenuation.
- In the absence of a comprehensive surface water disposal system and a Construction Management Plan, the Planning Authority could not be satisfied that the development would not have a significant effect on the Dundalk Bay SAC and SPA.