A well-known County Donegal developer is to reapply for planning permission for a large-scale development in Letterkenny after the project was initially turned down by An Bord Pleanala.
PJ McDermott applied to build almost 300 houses and apartments at Glencar Irish and Glencar Scotch in Letterkenny.
The first phase of the application consists of 90 residential unites and a crèche.
The second phase is for 64 four-bed semi-detached houses; 22 three-bed semi-detached houses; a further 40 three-bed semi-detached houses of different design; six three-bed terraced blocks to contain a total of 24 units; two two-bed terraced blocks; seven blocks of two-bed apartments to a total of 28 units; and two two-bed semi detached houses.
The application was met opposition from local residents who submitted an eleven page document of objection to An Bord Pleanála in March of this year.
They argued that the current infrastructure is incapable of dealing with the current traffic flow and would be under further strain with an additional volume.
They also pointed to several existing houses in the surrounding areas have been blighted by defective blocks and residents note that they expect ‘considerable traffic disruption’ with planned remedial works on these buildings.
Prior to the submission of the planning application, the developer engaged with Donegal County Council, under the Large-scale Residential Development (LRD) provisions in the Planning and Development (Amendment) (Large-scale Residential Development) Act 2021.
Arising from the LRD pre-planning meetings and following a comprehensive and detailed examination of the proposed development, Donegal County Council issued an LRD Opinion, setting out its requirements for the development.
These requirements formed the basis for and were incorporated into the planning application, which was subsequently approved by the Council.
The decision to grant permission was the subject of 1st party and 3rd party appeals to An Bord Pleanala (the Board). In its decision on 11th June 2024, the Board refused planning permission for the development for two reasons.
The board considered that the density of development (16-23 dwellings per hectare-dph) fell significantly short of applying the applicable range of 35-50dph envisaged in the Compact Settlement Guidelines 2024.
In addition, the board considered the design and layout of the scheme did not comply with the design guidance of those same Guidelines.
While initially disappointed with the decision, Mr. McDermott says he has been greatly encouraged by the ‘rationale of the board and its planning inspector, which underpinned the decision.’
The developer confirmed he has now instructed his design team to amend the development to reflect the board’s recommendations.
Essentially the board, confirming its planning inspector’s assessment, considered that “proposed density is unacceptably low and would not meet the local, regional, and national policy aims to achieve compact growth on this strategic residential landbank within a designated Regional Growth Centre.”
It also stated “Rather than replicating the recent pattern of low-density suburban housing, the appeal site and adjoining lands are of such a scale and significance that necessitates the definition of a new character with increased density in accordance with the provisions of the Compact Settlement Guidelines.”
The board also cited shortcomings in the design and layout of the scheme noting it “did not consider that the development would make an acceptable contribution in terms of quality urban design and placemaking.”
The low density and the design/layout issues, forming the reasons for refusal were approved by Donegal County Council in its LRD Opinion presented to the developer.
Mr McDermott said these will now be addressed in a new planning application and the developer says he is confident that the board’s concerns about these matters will be resolved which he believes “will pave the way for the development to proceed in the near future.”
“It is notable that the board in reaching its decision, dismissed all of the third party points of objection, which ranged from the magnitude of the development, traffic congestion/hazard, adverse impacts on residential amenities and the preservation of wildlife and ecology,” added Mr McDermott.
