Core Refusal Reason
The proposed development is located within Flood Zones A and B, and the appellant has failed to demonstrate that the proposal would sufficiently minimize flood risk or adequately address the residual risks associated with potential flood defense failure and wave overtopping, making it contrary to the proper planning and sustainable development of the area.
Decision Maker's Conclusion
- The site's location within defended Flood Zones A and B, in extreme proximity to King's Bay and its associated flood defenses, creates a high level of vulnerability to defense failure, particularly regarding the reliance on temporary barriers.
- The application fails to satisfy the 'Justification Test' and the 'Sequential Approach' as set out in the Planning System and Flood Risk Management Guidelines, as it has not been demonstrated that the development would not increase flood risk elsewhere or that residual risks can be managed to an acceptable level.
- The development is contrary to multiple flood-related objectives of the Wexford County Development Plan 2022-2028, specifically regarding climate change adaptation, freeboard levels, and the protection of future residents from inundation.
Cited Policies (CDP)
Objective FRM01Objective FRM02Objective FRM04Objective FRM05Objective FRM06Objective FRM07Objective FRM08Objective FRM09Section 1.5.3 (Volume 2)Section 9.11.10 (Volume 1)Section 3.6.6Section 4.7.2.1Objective SH06Objective SH08Objective TS79Section 3.12.2 (Volume 2)Section 6.2.6Section 6.3Section 8.2.1Section 8.3Volume 7 Landscape Character AssessmentVolume 11 Strategic Flood Risk Assessment
Decision Document Summary
The proposal involves the erection of two single-storey dwellings on a derelict brownfield site in Arthurstown village, Co. Wexford. The site is located approximately 15m from King's Bay (Waterford Harbour Estuary) and is defended by a sea wall and a temporary flood barrier system. While the Inspector acknowledged the site's suitability for residential development in principle within the village hierarchy, the core issue remains significant flood risk. The Inspector's primary argument is that th...SOURCE PDFOpen Original
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