Core Refusal Reason
Failure to provide a Site Specific Flood Risk Assessment (SSFRA) and demonstrate safe access/egress for a development where the access road is located within high-probability Flood Zones A and B.
Decision Maker's Conclusion
- The proposed development access road is situated within Flood Zone A and Flood Zone B, and the applicant failed to submit a Site Specific Flood Risk Assessment (SSFRA) or satisfy the 'Justification Test' required by Ministerial Guidelines to ensure safe vehicular and emergency access.
- The applicant did not provide a Confirmation of Feasibility from Uisce Éireann, leaving the Planning Authority unable to confirm if the proposed dwelling can be adequately serviced by the public water and wastewater network.
- The proposal involves the removal of mature hedgerows and trees without a comprehensive landscaping scheme or adequate proposals for replacement with native species, which is necessary to protect the visual amenity and character of the established residential area.
Cited Policies (CDP)
INF POL 18INF POL 20A1 - Existing Residential ZoningSTA POL 1STA OBJ 1SH POL 5DM OBJ 13DM OBJ 16
Decision Document Summary
The application seeks permission for a single-storey 'H' shaped dwelling and the demolition of an existing stable/shed at Stadalt, Stamullen, Co. Meath. While the site is zoned 'A1 - Existing Residential' and the principle of infill development is generally acceptable, the proposal is constrained by its location. Specifically, the access laneway is situated within Flood Zones A and B, representing a high risk of flooding. The Planning Authority determined that without a Site Specific Flood Risk ...SOURCE PDFOpen Original
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