Core Refusal Reason
The proposed development is located within a high-probability flood zone (Flood Zone A) and fails to satisfy the criteria of the Justification Test as set out in the Planning System and Flood Risk Management Guidelines.
Decision Maker's Conclusion
- The subject site is situated within Flood Zone A, and the applicant has failed to demonstrate through a site-specific flood risk assessment that the proposed highly vulnerable development would not be at risk of flooding or increase the risk of flooding elsewhere.
- The proposed two-storey design and scale are considered to be out of character with the established pattern of development in the immediate vicinity of Clash Road, which is predominantly characterized by single-storey dwellings.
- The proposed use of the existing entrance for a residential dwelling constitutes an intensification of use that would create a traffic hazard and interfere with the safety and free flow of traffic on a narrow urban road.
Cited Policies (CDP)
Objective IU O11Policy DM 1Objective HO O3Section 11.4.1
Decision Document Summary
The proposal sought permission for the demolition of an existing commercial storage building and the construction of a new two-storey dwelling house at Clash Road, Abbeyfeale East. While the site is located within the urban settlement boundary, it is significantly constrained by its location within a high-risk flood zone. The Planning Authority refused the application primarily because the development failed the mandatory Justification Test for flood risk. Additionally, the proposal was deemed v...SOURCE PDFOpen Original
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