211121
for the demolition of a car showroom and associated shed and the construction of 10 no. terraced houses (8 No. 3 Bed and 2 No. 4 Bed) and 65 No. apartments (21 No. 1 Bed, 40 No. 2 Bed and 4 No. 3 Bed) within 3 No. apartment Blocks ranging from 3 to 4 storeys in height. Additional works include the provision of a single vehicular access, 2 No. external bin stores, car and bicycle parking, ESB substation, relocation of electricity poles and undergrounding of electricity wire, telecoms infrastructure and solar panels at roof level of apartment blocks, all landscaping, boundary treatment works and all associated works above and below ground. A concurrent planning application is being made to Meath County Council which relates to a portion of lands to the north-west corner of the site which includes the demolition of a shed and the provision of 3 No. of the terraced houses and associated landscaping, boundary treatment works and all associated works above and below ground
Core Refusal Reason
The proposed 100% residential development fails to provide a suitable mix of uses for its Town Centre zoning, exhibits excessive scale and massing that negatively impacts the public realm, and lacks adequate environmental safeguards for the adjacent Rye Water river and Special Area of Conservation.
Decision Maker's Conclusion
- The exclusively residential nature of the proposal is contrary to the 'Town Centre' zoning objective, which seeks a mix of daytime and nighttime uses to ensure the long-term vitality and sustainability of the area.
- The scale, height, and massing of the proposed blocks, particularly along the street edge with narrow footpaths and no active frontage, would create an overdominant and visually injurious presence in the public realm.
- The applicant failed to demonstrate that the development would not adversely affect the riparian zone of the Rye Water river or the integrity of the Rye Water Valley Special Area of Conservation (SAC) due to potential surface water contamination.