21505
development consisting of the following: (a) Phase 1 of Residential Development consists of 98 No. residential units made up of 9 No. - Type A - 4 Bed Semi Detached/Detached Houses 4 No. - Type A1 - 5 Bed Semi Detached Houses 59 No. - Type B/B1 - 3 Bed Semi Detached/Terraced Houses 3 No. - Type C - 2 Bed Apartments 14 No. - Type D - 1 Bed Semi Detached/Terraced Bungalow Houses 6 No. - Type E - 2 Bed Semi Detached Bungalow Houses 3 No. - First Floor Apartments within the Creche Building (b) Proposed Creche with associated landscaping and surface car parking, (c) On site waste water pumping station (d) All landscaping, boundary treatments, entrance improvements, all associated site works and service connections. The documents to be submitted as part of this planning application will include a Natura Impact Statement
Core Refusal Reason
The application was refused due to inadequate environmental assessments regarding Natura 2000 sites and flood risk, an inappropriate housing mix that failed to meet demographic requirements, and the premature development of Strategic Land Reserve (SLR) lands.
Decision Maker's Conclusion
- The Natura Impact Statement and Flood Risk Assessment were deemed deficient, failing to demonstrate that the project would not adversely affect the integrity of European sites or result in future flooding on-site or downstream.
- The proposed housing mix, dominated by three and four-bedroom units (nearly 75%), was contrary to zoning objectives and policies requiring a variety of unit types to meet changing demographic structures.
- The development was considered premature as it involved the release of Strategic Land Reserve (SLR) lands without demonstrating the exceptional circumstances or providing the factual evidence required by the County Development Plan.