2228
for development which will consist of an older persons housing with support scheme comprising 62 dwellings, a communal space of 291 sqm, a publicly accessible tea-room of 45 sqm and plant rooms arranged in six buildings ranging from 1,2 and 3 storeys. The overall development will consist of 5,698.3 sqm (gross internal area). Dwellings breakdown: 52 apartments (24 no. 1 bed dwellings 54.7 - 57.8 sqm and 27 no. 1.5 bed dwellings (1 double & 1 single room) 68.4 - 85.5 sqm & 1no. 2 bed dwellings 95.0 sqm and 10 Houses (4 no. 2 bed dwellings over 2 storeys & 4 no. 4 bed dwellings over 3 storeys). The development includes external balconies to each apartment and external deck access galleries of 676.9 sqm. Site works will include hard and soft landscaping, enhancements to Station Road (including a new footpath to a portion of Station Road abutting Irish Rail lands) new boundary treatments to all boundaries and a new accessible ramp adjacent to the Gort River in the South West corner of the site. The Gort River Walk pathway abutting the West edge of the site will be retained and enhanced. The development will include 34 car parking spaces and 59 bicycle spaces. The proposal includes the demolition of an existing ruined dwelling known as Flowervale and other out-buildings. --------------------------------------------------------------------------------
Core Refusal Reason
The proposed development was refused primarily due to its failure to provide an appropriate mix of uses for its 'Town Centre' zoning, substandard design quality regarding density and open space, and unresolved technical concerns regarding sewerage, traffic safety, flood risk, and environmental protection.
Decision Maker's Conclusion
- The proposal is almost entirely residential and fails to provide the intensive mix of commercial, community, and retail uses required by the 'Town Centre' zoning, which would undermine the vitality and viability of Gort's core.
- The scheme represents a substandard design due to excessive density, lack of street-level animation, and inadequate provision of functional public open space, resulting in poor residential amenity and potential overlooking.
- The applicant failed to demonstrate adequate infrastructure capacity for foul sewerage and traffic safety, while also failing to mitigate risks related to flooding, archaeological heritage, and potential impacts on nearby European protected sites (SAC/SPA).