Traffic concerns halt proposed retirement housing

Planning has been refused for a proposed retirement housing development in Butlersbridge given “significant concerns” around traffic safety and potential impact of the proposed development on the adjacent N54 National Road.

The application, lodged by John Boyle Limited, looked for permission to build three fully-serviced, two-bed retirement bungalows in one block, along with associated landscaping and site works, and connections to existing services within the existing Glenwood Park estate, Tullybuck.

Despite the relatively small scale of the proposed development, objections were raised by some local residents, particularly with regard to the potential intensification of traffic on the already busy N54.

Planning officials noted that no traffic impact assessment was submitted as part of the planning process, nor had there been any pre-consultation prior to the application being submitted.

The council’s own Road Design Office and the Cavan/Belturbet Municipal District Engineers Office each submitted reports stating they had no objection to the development in principle.

Two formal submissions highlighting objections to the plans were received.

Many of the points made echoed those in response to previous development applications for the same site, including when John Boyle sought planning to build 15 dwellings in 2023.

This development, for which he received the go-ahead with 35 conditions, comprised of a mix of semi-detached, detached, and dormer-style homes.

At the time objections centred around the potential for overdevelopment in the area, the loss of privacy, insufficient green space, safety risks for children, and a lack of appropriate services to support elderly residents.

The subject site is zoned 'Whitelands' meaning that all objectives for the development of future housing are subject to the policies and objectives stated in the County Development Plan.

Regarding the latest application, neighbours pointed out that the retirement homes appeared to be in close proximity to existing properties, with one unit allegedly overlooking a neighbouring dwelling.

Others flagged that the proposal would fragment green spaces and potentially force children to cross roads to access disconnected play areas.

The council's own inspector noted:

“There are significant concerns regarding the location of the application site being located adjacent to the National Road, N-54.

As the proposed development will increase the number of dwellings, it is possible that there will be an intensification in traffic volume.

This will in turn increase the vehicles entering and exiting the N-54. No information has been provided regarding the potential traffic impact of the proposed dwellings and therefore

I am unable to make a clear determination of the proposed traffic impacts. Therefore, I recommend the proposed development be refused.”