Core Refusal Reason
The proposed development was refused due to significant concerns regarding Appropriate Assessment (scientific doubt over impacts on European sites), inadequate surface water management on a steeply sloping site, and the overbearing visual impact of Apartment Block 2 on the existing residential character.
Decision Maker's Conclusion
- The Inspector concluded that the development fails Stage 2 Appropriate Assessment as it has not been demonstrated that the project, particularly the watercourse crossing, would not adversely affect the integrity of the Slaney River Valley SAC and Wexford Harbour & Slobs SPA.
- The proposed SuDS and surface water strategy are deficient, failing to account for the site's steep topography and potential to increase pluvial flooding or negatively impact the hydrological regime of the Bishop’s Water stream.
- The scale, height, and massing of Apartment Block 2 are considered overbearing and visually obtrusive, representing an incongruous addition to the established urban grain and harming the residential amenities of neighbouring properties.
Cited Policies (CDP)
Section 5.10.1Objective TV44Objective TV52Section 9.11.10Objective FRM14Objective FRM19Section 9.11.11Objective SWM01Objective WQ15Volume 2 Section 6.2.6Volume 2 Section 3.12.6Objective SH15Objective TV08Objective TV36Objective FRM07Objective FRM18
Decision Document Summary
The proposal involves the construction of 20 residential units in two blocks (3-4 storeys) on a 0.48ha greenfield backland site in Bishopswater, Wexford Town. The site is characterized by steep slopes falling toward the Bishop’s Water stream (Horse River) on its southern boundary. Access is proposed via a widened entrance on Distillery Road requiring a new bridge or extended culvert over the watercourse. While the Inspector acknowledged the principle of residential development on serviced infill...SOURCE PDFOpen Original
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