2251204

CONSTRUCTION OF (A) PHASE 1 OF HOUSING DEVELOPMENT CONSISTING OF 82 NO. DWELLINGS AND 2 NO. APARTMENT BLOCKS CONSISTING OF 8 NO. APARTMENTS (90 NO. RESIDENTIAL UNITS IN TOTAL) (B) PROPOSED CRECHE AND ASSOCIATED SITE WORKS (2) ALL ASSOCIATED SITE WORKS TO INCLUDE NEW VEHICULAR ENTRANCE, LANDSCAPED OPEN SPACES AND PLANTED BOUNDARY BUFFERS, CONNECTION TO PUBLIC SERVICES TO INCLUDE ASSOCIATED STORM ATTENUATION AND RE-ROUTING OF EXISTING WATER MAINS

Granted

Core Planning Reasoning

The proposed development was refused due to an unacceptably low density that fails to meet national and regional targets for a Regional Growth Centre, coupled with a substandard, car-dominated layout and significant environmental screening omissions regarding cumulative impacts with Phase 2.

Decision Maker's Conclusion

  • The proposed density (20.7 - 21.5 dph) is significantly below the 35-50 dph range required by the Sustainable Residential Development and Compact Settlements Guidelines 2024 for a Regional Growth Centre.
  • The layout is car-dominated and fails to implement DMURS principles, resulting in a substandard urban environment with poor legibility, permeability, and incidental open spaces that lack enclosure.
  • There is significant doubt regarding the likelihood of significant environmental effects because the application failed to provide adequate information for a cumulative EIA screening with the adjoining 188-unit Phase 2 proposal.

Cited Policies (CDP)

Policy UB-P-10Policy UB-O-4Policy UB-P-7Policy UB-O-1Policy UB-P-8Policy UB-P-9Policy UB-P-11Policy UB-P-13(a)Objective HS-O-7Objective CS-O-4Objective CS-O-12Objective CS-O-13Policy LK-H-P-2Policy LK-H-P-9e

Decision Document Summary

The applicant, PJ McDermott, sought permission for 'Phase 1' of a larger masterplan, comprising 93 residential units and a creche on a 5.4-hectare elevated backland site in Glencar, Letterkenny. While Donegal County Council granted permission, the development was appealed by three residents' associations. The site is characterized by 'Wet Neutral Grassland' and proximity to existing low-density suburban estates. The Inspector's assessment strongly criticized the proposal for failing to achieve t...
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