Core Refusal Reason
The Board cannot be satisfied that the proposed development will provide safe vehicular and emergency access to the site due to the location of the public access road (Watery Lane) within Flood Zones A and B and the lack of site-specific hydraulic modelling to confirm that flood depths would not impede emergency services.
Decision Maker's Conclusion
- The principle of the proposed infill residential development is acceptable and consistent with the 'A1 Existing Residential' zoning objective and national compact growth policies.
- The proposed dwelling itself is located within Flood Zone C and, through proposed mitigation and finished floor levels, would be sufficiently protected from fluvial flooding.
- Despite the dwelling's safety, the uncertainty regarding flood depths on the essential access road (Watery Lane) means the proposal fails to demonstrate safe 'access and egress' as required by the Flood Risk Management Guidelines, making it prejudicial to public safety.
Cited Policies (CDP)
INF POL 18INF POL 20SH POL 2SH POL 8SH POL 9SH POL 13DM POL 4DM POL 7DM POL 8DM OBJ 18
Decision Document Summary
The proposal seeks outline permission for a dwelling and garage on a 0.187 ha infill site in Stamullen, Co. Meath, accessed via Watery Lane. While the Planning Authority refused permission citing flood risk and material contravention of policies INF POL 18 and 20, the Inspector clarified that the development does not constitute a 'material contravention' as the policies allow for site-specific assessment. The core conflict centers on the access road, which is partially located in Flood Zones A a...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.