Core Refusal Reason
The proposal constitutes overdevelopment of a restricted site that fails to provide adequate parking, creates a traffic hazard due to substandard sightlines, and is located within a flood zone without the required Justification Test.
Decision Maker's Conclusion
- The development represents overdevelopment of a restricted site that would result in overshadowing and overbearance of the existing property while failing to provide any on-site car parking or address the displacement of 8 previously required spaces.
- The proposed access arrangement is substandard, specifically regarding the sight stopping distance (SSD) at the junction of the R772 and Briggs Lane, which would endanger public safety by reason of traffic hazard.
- The subject site is located within Flood Zone B, and the applicant failed to submit a professional Justification Test to demonstrate that the introduction of a highly vulnerable standalone dwelling is appropriate for this location.
Cited Policies (CDP)
Objective H1CPO 6.21CPO 6.22CPO 6.25Appendix 1: Section 1 (Infill/backland development)Appendix 1: Section 3.1.6Appendix 1: Section 2.1.7Table 2.1 of Development and Design StandardsArklow and Environs Local Area Plan 2018-2024
Decision Document Summary
The applicant sought permission for the subdivision of an existing residential plot at No. 27 Ferrybank, Arklow, to construct a new two-storey, four-bedroom dwelling. While the site is zoned for residential use, the Planning Authority determined that the proposal constitutes overdevelopment of a constrained triangular site. The application was refused because it failed to provide necessary car parking, would negatively impact the residential amenity of the neighboring property through overshadow...SOURCE PDFOpen Original
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