Bord Pleanála give green light for 81-unit housing development in Mayo

AN Bord Pleanála has granted planning permission for an 81-unit housing development on the edge of Westport, despite its own inspector’s recommendation that planning be refused.

Carrabuan Developments Ltd applied to develop the 81 residential units, consisting of 19 detached houses, 14 semi-detached houses, 24 terraced houses and 24 apartment units on a 3.77 hectare site at Carrabuan, Westport.

Permission was granted for the development by Mayo County Council last August, but the decision was appealed to An Bord Pleanála by two local residents on the grounds the development was of poor-quality urban design, the residential density was too low and concerns over traffic volumes and safety concerns.

In his recommendations to An Bord Pleanála (ABP), Stephen Rhys Thomas, Senior Planning Inspector with ABP, stated that the proposed density of 22 dwellings per hectare would represent an ‘inappropriately low density and inefficient use of zoned and serviced residential lands’ and as a result recommended a refusal.

However, the Board of ABP disagreed with the senior inspector, stating that given the site location on the edge of Westport and the mix of unit types, they considered the density proposed to be appropriate.

Second application

This was the second time an planning application has been submitted to develop a residential development on the same site in Carrabuan. In 2022, local developer Brendan Byrne and Son Ltd were granted planning permission by Mayo County Council to construct 38 houses on the same site but the decision was subsequently overturned by ABP on grounds that the density of houses per hectare was too low.

The site of the proposed development is approximately 700 metres from the town centre via the Great Western Greenway with a portion of the site’s southern boundary located along the N59 Leenane Road.

The proposal by the applicant is to develop 19 four-bedroom two-story detached houses; 14 three-bed two-storey semi-detached houses while the 24 terraced houses will also be three-bed two-storey blocks and the 24 apartments will consist of two-bedroom units. The 81 units across the site will equate to 21 dwellings per hectare.

Single phase construction

In response to the grounds of appeal, the applicant rebutted the issues raised by the appellants and stated that the proposed density of the site responds to the rural character of the area while traffic concerns were addressed in the planning application and part of the conditions laid down by Mayo County Council. The applicant also confirmed that it is likely that the development will be constructed in a single phase.

In his report, Mr Thomas stated that the current development plan ‘relies on previous guidelines now revoked with respect to residential density’.

“The proposed residential density of 22 dwellings per hectare (net) is low even considering the context of the site. That being so, I am satisfied that a density range between 30 to 50 dwellings per hectare (net), is more appropriate at this location. The proposed density of 22 dwellings per hectare (net) falls significantly below the minimum residential density sought by the Compact Settlements Guidelines and this would result in a poor use of zoned and serviced land close to the broad range of facilities and amenities at the edge of Westport, permission should be refused on this basis,” he wrote.

Mr Thomas also raised concerns over the overall design and layout of the scheme proposed by the applicant, but said he felt they could be addressed in an ‘appropriately worded condition’ and would not recommend refusal on this basis.

In giving its reasons for granting permission for the proposed development, the Board stated that having regard for the planning history of the site along with the pattern of development in the area and the mix of units and connectivity to the town centre, the proposed development would be in accordance with the proper planning and sustainable development of the area.

Planning permission was granted for the proposed development subject to 21 conditions.