2215
development which consists of the construction of 56 no. residential units, internal roads, car parking, pedestrian and cycle paths, public open spaces and all associated site and infrastructural works to facilitate connections to public services. The 56 no. residential units will consist of: 7 no. 4 bed 2 storey end terrace houses (Type A), 24 no. 3 bed 2 storey end terrace houses (Type C), 20 no. 3 bed 2 storey mid terrace houses (Type D and D1). 2 no. 2 bed 2 storey mid terrace houses (Type D2), 3 no. 2 bed bungalows (Type G). The associated site and infrastructural works include foul and surface water drainage, attenuation tanks, car parking, 4 no. bicycle shelters, bin storage, an ESB substation and all associated development. The proposal includes a vehicular entrance from Main Street, Kilcoole with associated upgrades/improvements to Main Street to facilitate this access , which are external to the planning application site boundary, to be provided subject to agreement with Planning Authority
Core Refusal Reason
The application was refused due to insufficient residential density and a lack of housing variety on centrally located zoned land, combined with significant unresolved safety and design concerns regarding the proposed road and cycling infrastructure.
Decision Maker's Conclusion
- The proposed density of 26.4uph is considered overly low for centrally located, serviced land and fails to provide an appropriate mix of housing types, leading to an inefficient under-utilisation of the site.
- The applicant failed to demonstrate that the proposed signalised junction onto the R761 would operate safely for all vehicles, including HGVs and refuse trucks, or that it has sufficient capacity to serve the wider AP9 action plan lands.
- The proposed cycling infrastructure is substandard and non-compliant with the National Cycle Manual, failing to link effectively with the surrounding network and potentially endangering public safety.