Site at Ranaghan, Church Street (R395), Collinstown, Co. Westmeath, Westmeath
Site at Ranaghan, Church Street (R395), Collinstown, Co. Westmeath
What was proposed
development which will consist of 8No. two-storey dwelling houses (comprised of 6No. four-bedroom detached dwelling houses, and 2No. three-bedroom semi-detached dwelling houses), new site entrance from Church Street (R395), vehicular access road and associated onsite parking (cars and bicycles), pedestrian access, private amenity space, private storage sheds, private refuse storage, public green space, public pavilion, pumping station plus connection to existing foul sewer, and all ancillary and associated works
Refusal reasons
- The proposed development, by reason of its density, site configuration, layout and design, would constitute an overly intensive and incongruous form of development on a narrow infill site within an established low-density residential area characterised by one-off dwellings and spacious plot sizes. The proposal represents a rigid and linear pattern of development that fails to respond appropriately to the prevailing character, scale and grain of development along the R395 and would not constitute a coherent or logical extension of Collinstown settlement. The proposed layout is dominated by road infrastructure, parking areas and engineered solutions, resulting in a suburban estate-type development lacking a distinct sense of place, appropriate integration with the existing settlement pattern, and the high standard of urban design expected within a Rural Serviced Settlement. The proposal fails to provide adequate and meaningful public open space, community amenity or placemaking features to serve future residents. The proposed development would be contrary to the proper planning and sustainable development of the area, would adversely affect the visual and residential amenities of the locality, and would be contrary to the provisions of the Westmeath County Development Plan 2021-2027 policy objective 16.11 and Collinstown Settlement Plan relating to high-quality design, placemaking, residential amenity, village consolidation and the sustainable growth of Rural Serviced Settlements.
- The application site is located approximately 50 metres from the Lough Lene SAC (Site Code 002121). Having regard to the nature, scale and proximity of the proposed development to this European site, and in the absence of sufficient information to demonstrate otherwise, the Planning Authority cannot exclude the possibility of likely significant effects on the SAC, either individually or in combination with other plans or projects. In applying the precautionary principle, it is considered that potential impact pathways have not been adequately assessed, including but not limited to hydrological connections via surface water, groundwater and foul drainage systems, as well as potential air quality, disturbance and construction-related impacts arising during both the construction and operational phases of the development. Insufficient information has been provided to satisfactorily identify and assess all potential pathways for effects on the qualifying interests and conservation objectives of European sites within the zone of influence of the proposed development. On the basis of the information submitted, the Planning Authority is not satisfied that the proposed development would not adversely affect the integrity of the Lough Lene SAC, either alone or in combination with other plans or projects. The proposed development is therefore considered contrary to the requirements of Article 6(3) of the EU Habitats Directive, the Conservation of Habitats and Species Regulations, and the proper planning and sustainable development of the area.
Open official case
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