Core Refusal Reason
The proposed development is located within a high-probability flood zone (Flood Zone A) without a justification test and would necessitate the removal of mature riparian vegetation and significant site re-profiling adjacent to the Swan River.
Decision Maker's Conclusion
- The site is located within Flood Zone A, and the applicant failed to submit a 'Plan Making Justification Test' or sufficient flood risk assessment, making the proposal contrary to national guidelines and local flood risk management policies.
- The development would require the removal of a large number of mature trees and riparian vegetation within a 25m river buffer zone, which would seriously injure the biodiversity and natural amenities of the Swan River corridor.
- The necessary site re-profiling and loss of mature vegetation would fail to protect the ecological connectivity of the area and would set an undesirable precedent for inappropriate development on floodplains.
Cited Policies (CDP)
CPO 4.2CPO 4.3CPO 4.6CPO 6.1CPO 6.2CPO 6.3CPO 6.4CPO 6.16CPO 6.22CPO 13.2CPO 13.3CPO 14.09CPO 14.10CPO 14.16CPO 17.21CPO 17.22CPO 17.25CPO 17.26CPO 18.4CPO 18.5B4GI1GI2GI3GI4GI5GI13
Decision Document Summary
The application proposed the construction of a new split-level dwelling (single storey to front, two storeys to rear) on a 0.033ha site at 32 Glencourt Dell, Bray. The site is located in an established residential area but is constrained by steep topography and its proximity to the Swan River, with approximately 50% of the site falling within Flood Zone A. Wicklow County Council refused permission because the proposal failed to meet flood risk justification standards and would involve the unacce...SOURCE PDFOpen Original
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