2652

demolition of existing shed on site and proposed two storey apartment building consisting of eight apartments of 6 x two bedroom, and 2 x one bedroom units with connection to services, boundaries, extension of existing public footpath, walled compound for bin and bicycle storage, and associated works on site

Refused

Core Refusal Reason

The development is located in a high-risk flood zone (Flood Zone A) without a site-specific flood risk assessment or meeting the 'Justification Test', and represents an overdevelopment of a constrained backland site that would negatively impact the character and residential amenity of the area.

Decision Maker's Conclusion

  • The proposed development is situated within Flood Zone A and fails to satisfy the 'Plan Making Justification Test' or provide a site-specific Flood Risk Assessment, thereby posing an unacceptable risk of flooding to the site and adjoining properties.
  • The scale, massing, and design of the two-storey apartment block are considered visually intrusive and represent a haphazard overdevelopment of a backland site that is materially at odds with the prevailing residential pattern.
  • The proposal would seriously injure the residential amenities of neighboring properties through overshadowing and loss of privacy, while providing a substandard level of amenity for future residents due to the lack of communal open space.

Cited Policies (CDP)

CPO 14.09CPO 6.3CPO 6.4CPO 6.5CPO 6.16Objective FL4 (Arklow and Environs LAP 2018)SPPR 2SPPR 4

Decision Document Summary

The application sought permission for the demolition of a shed and the construction of a two-storey apartment building comprising eight units (six 2-bed and two 1-bed) on a backland site at 19 St. Michaels Terrace, Arklow. The site is located in a high-probability flood area (Flood Zone A) and is constrained by its proximity to existing residential dwellings and port-related uses. Wicklow County Council refused permission primarily because the proposal failed to adequately address flood risk req...
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