Core Refusal Reason
The proposed development represents a piecemeal, uncoordinated backland project with inadequate access arrangements and poor sightlines onto a narrow shared lane, resulting in a design response that fails to integrate with the surrounding context and negatively impacts residential amenities.
Decision Maker's Conclusion
- The proposal constitutes piecemeal and uncoordinated development that fails to respect the established character and pattern of the area.
- The access arrangements via a narrow, substandard laneway with poor sightlines and no on-site parking are inadequate and prejudicial to traffic safety.
- The low-profile design response is unsuited to this town centre location, which seeks to encourage compact form and higher densities, and would adversely impact the amenities of adjacent residential properties.
Cited Policies (CDP)
Wexford County Development Plan 2022-2028: Section 3.8 (Backland Residential Development)Wexford County Development Plan 2022-2028: Section 3.12.1 (Mix of Dwelling Types)Wexford County Development Plan 2022-2028: Section 3.12.2 (House Design)Wexford County Development Plan 2022-2028: Table 3-4 (Minimum Floor Area and Private Open Space)Gorey Town and Environs LAP 2017-2023: Objective 18.14 (Backland/infill)Central Business Area (CBA) Zoning
Decision Document Summary
The application seeks permission for the construction of two single-storey semi-detached one-bedroom dwellings on a 0.07ha backland site behind McCurtain Street in Gorey, Co. Wexford. The site is accessed via a narrow private laneway (approx. 4.4m wide) that is currently unpaved and lacks public lighting. While the Inspector acknowledges that residential development is acceptable in principle under the 'Central Business Area' zoning, the proposal is deemed deficient on several grounds. The prima...SOURCE PDFOpen Original
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