Updated decision date on Clare village sites plans

A DECISION is expected next month on an application to create four serviced sites in Quin, with outline permission for four detached homes on them. 

Concerns had been raised by local authority planners over a number of aspects of the proposals, but the developer has recently responded to a Further Information (FI) request, in a bid to address these. 

Jimal Investments applied in September for permission to demolish an existing house and store at Quingardens, and to create four services sites with an access road and connection to public services. Outline permission to construct four houses and garages on the serviced sites was also sought. 

No objections were made, but in November, the Council contacted the company seeking FI on three aspects of the plans – storm water drainage; bat roosts and the site layout. 

The letter from the local authority expressed “serious concerns” over arrangements proposed for the discharge of storm water. It asked the developer for calculations of potential stormwater rates, including peak flow at times of severe weather. It also asked the company for the results of tests to demonstrate suitable conditions to discharge the likely surface water volumes to ground, or to provide revised surface water management plans, clearly identifying the watercourse or public storm drain and the proposed connectivity to it. 

The Council noted that the site is located within the foraging range of bats roosting at the Poulnagordon Cave Special Area of Conservation (SAC) and the Old Domestic Buildings, Keevagh SAC. It said that the existing buildings on the Quingardens site could have the potential for use as bat roost locations.

Accordingly, planners instructed the developer to engage an ecologist to provide a report following an inspection of the buildings. Planners also noted that “in the absence of information relating to the use of the existing buildings by Qualifying Interest Species, the Planning Authority, as the competent authority in the appropriate assessment process, has been unable to reach a determination that the proposed development will not have a significant effect on European site(s)”. 

In addition, the developers were required to provide details of the proposed roadway and area to be maintained as open space; as well as plans for connecting the proposed new footpath to the existing network. 

Responding to the FI request, earlier this month, Jimal Investments provided a storm water design and report; storm water soakway details and a revised site services layout. The company also confirmed that it has discussed its proposals with the Killaloe Municipal District engineer and made him aware of lands outside the company’s ownership. It noted that this is also an access road to two properties and was recently surfaced in tarmac.

“As pedestrians can continue across this tarmac to link with the footpath at the Maigh Dara access road without stepping out on the main site road, the footpath as proposed is considered acceptable,” the FI response stated. 

In respect of the concerns over forage for bats, an ecologist’s report found that the two buildings to be demolished “do not support features that would make the buildings attractive to bats”. The report stated that their temperature, drafts and modern roofing material meant that bats would not choose to roots there. “…the two buildings… do not support roosting bats due to construction, access and ambient temperature challenges and roofing types,” it added. No evidence of bat roosting behaviour was observed during the inspection.  

Upon receipt of the FI documentation, the Council has now given January 14 as the date for a decision on the application.