2411
to construct 8no. two storey four bedroom semi-detached units which will consist of the following: (a) Connection to the existing or permitted access roads and footpaths under construction and as granted under Planning Register No. 21/58, (b) Full connection and integration to the scheme as granted under PL. Reg. No. 21/58, (c) Connection to public services, (d) Hard and soft landscaping and boundary treatments, (e) Ancillary works
Refused
Core Refusal Reason
The proposed development represents an inefficient use of zoned and serviced land due to an unacceptably low density (26dph) and a layout that fails to provide adequate passive surveillance of public open spaces.
Decision Maker's Conclusion
- The proposed density of 26 dwellings per hectare is significantly below the minimum density of 35-50dph required for this location near Wicklow Town Centre, representing an unsustainable and inefficient use of zoned land.
- The design and layout fail to provide adequate passive surveillance of the adjacent linear park and pedestrian routes, which would result in a poor-quality public realm and safety concerns for future users.
- The applicant failed to demonstrate how the proposal integrates with the wider permitted layout (PRR21/58) and concurrent applications, leading to a haphazard and piecemeal development approach that would set an undesirable precedent.
Cited Policies (CDP)
Objective CPO 6.3Objective CPO 6.4Objective CPO 6.5Objective CPO 6.6Objective CPO 6.7Objective CPO 6.13Table 6.1Chapter 4 Settlement StrategySection 12.1 Marlton Action Area PlanR1 New Residential Zoning
Decision Document Summary
The proposal sought permission for 8 two-storey, four-bedroom semi-detached dwellings on a 0.31ha site at Ballynerrin, Co. Wicklow, situated within the Marlton Action Area. While the principle of residential development is acceptable under the R1 zoning, the application was refused because the proposed density of 26dph is too low for a serviced site within 1km of the town centre. Furthermore, the Planning Authority found the layout deficient in terms of passive surveillance for the neighboring l...SOURCE PDFOpen Original
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