Core Refusal Reason
The proposed development is located within a high-risk flood zone (Flood Zone A) without adequate justification or risk assessment, and would negatively impact the residential amenity of neighboring properties through overlooking and overbearance.
Decision Maker's Conclusion
- The site is located within Flood Zone A, and the applicant failed to provide a Site Specific Flood Risk Assessment or satisfy the Justification Test, rendering the proposal contrary to flood management guidelines and prejudicial to public health.
- The design and scale of the two-storey dwelling, specifically the first-floor windows, would create a significant perception of overlooking and overbearance, thereby seriously injuring the residential amenities of adjoining properties.
- The proposal represents an inappropriate use of a flood zone and would set an undesirable precedent for similar backland developments that are contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
CPO 5.9CPO 5.16CPO 6.5CPO 6.21CPO 6.22CPO 6.25CPO 7.41CPO 7.47CPO 14.08CPO 14.09CPO 14.10CPO 14.12Appendix 1 Section 3.1.6Objective FL4 (Arklow and Environs LAP 2018)
Decision Document Summary
This planning application proposed the construction of a two-storey detached dwelling on a backland site to the rear of 6 Rockview Terrace, Arklow, Co. Wicklow. While the area is zoned for residential use, the site is situated within a high-probability flood area (Flood Zone A). Wicklow County Council refused permission because the applicant failed to demonstrate that the development would not increase flood risk or satisfy the mandatory Justification Test. Furthermore, the Planning Authority co...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.