211396
proposed residential development is for 56no. dwellings (total), including: 36no. 2-storey, own-door terraced houses (24no. 3-bed and 12n. 4-bed) and 20no. duplex/apartment units (10no. 2-bed and 10no. 3-bed) accommodated in 3no. 3-storey buildings. All houses have private rear gardens. All duplex/apartment units have private patios or balconies located on the eastern building elevations. Associated & ancillary site development, landscaping and boundary treatment works include: vehicular, pedestrian and cycle access via Woodleigh Avenue. Pedestrian & cycle access via the Dublin Road (N81). A road spur to the northern site boundary to facilitate future vehicular, pedestrian and cycle access to the planned Blessington Inner Relief Road. Public open space (c. 3,159 sqm). Total 110no. surface level car parking spaces (72no. for houses, 32no. for duplex/apartment units & 6no. visitor spaces). 60no. bicycle parking spaces. Bin stores. A Natura Statement accompanies the Planning Application
Core Refusal Reason
The development is considered premature pending the delivery of the Blessington Inner Relief Road (BIRR) and would result in significant traffic hazards and a substandard residential layout.
Decision Maker's Conclusion
- The proposal is premature pending the determination of the Blessington Inner Relief Road (BIRR) and would exacerbate existing traffic capacity issues at the N81/L4370 junction, creating a serious traffic hazard.
- The internal layout and design are substandard, failing to meet DMURS and national apartment standards while creating a negative visual impact on the N81 through poor frontage and poorly located public open space.
- Insufficient information was provided regarding the applicant's legal interest in access lands, the feasibility of wastewater connections, and the potential impact on archaeological features.