Bord Pleanala refuse permission for Offaly housing development due to unacceptable residual flood risk
AN Bord Pleanala has upheld a decision by Offaly County Council to refuse permission for a scheme of 50 two-storey dwellings at Cluain Darach, Daingean Road, Tullamore.
The application in the name of Joseph Doran was turned down by Offaly County Council, on June 13, 2022.
The proposed houses comprised of 2 four bedroom semi-detached, 16, three bed semi-detached, 8 blocks of terraced houses containing 4 four-bedroom houses, 15 three-bedroom houses and 13 two-bedroom houses.
A number of people had made submissions on the proposal with many voicing concerns around flooding and an increase in traffic in the area.
One submission stated that with the Sacred Heart School, Tullamore, three existing housing estates, Whitehall, Grand Canal View and Cluain Darach in addition to two childcare facilities and a busy service station, the traffic is already at an unsustainable level on the Daingean Road.
In relation to flooding concerns, another submission outlined how one house on the Whitehall Estate was extensively flooded when the Barony and Tullamore Rivers overflowed as a result of high water levels. It stated that damage to the property resulted in an insurance claim to the value of €80,000 to repair structural water damage. It noted that the site for the proposed estate has been extensively flooded in the past and is often flooded now.
Another observation received in relation to the proposal said some of the houses would be ''visually dominant, overbearing and obtrusive'' when viewed from their kitchen, living room, sitting room, three bedrooms, patio and garden. It also stressed that trees on the site were nesting areas for wood pigeons and magpies.
The Daingean Road Residents Association Ltd described the proposed development as ''quite a dense housing number.'' It said the two storey houses will overlook a row of bungalows located on the north of Whitehall Estate and also adjoining a group of bungalows located in the current Cluain Darach development.'' It said there was no provision for a Community Centre facility or Crèche facilities.
It asked if there was capacity for additional sewerage facilities required adding that they had experienced issues with sewage in the area over the past few years and this had been reported to the council and Irish Water.It also noted that on February 5, 2008 planning permission was refused for a development on the same site due to the risk of flooding.
In reaching its decision An Bord Pleanala said the proposed development is located on land zoned 'Open Space/Amenity /Recreation' in the Offaly County Development Plan 2021-2027 where housing development is not normally permissible. Therefore it said it would contravene the County Development Plan and be contrary to the proper planning and sustainable development of the area.
The Board also noted that the proposed development is in an area which is at risk of flooding, and notwithstanding the flood defence works carried out to protect existing development in the area, an unacceptable residual flood risk remains for the development, its occupants and adjoining property, accordingly to permit the proposed development would be contrary to the proper planning and sustainable development of the area.