Core Refusal Reason
The proposed residential development is located within Flood Zone A, a high-risk area where such use is considered 'vulnerable' and 'generally inappropriate' without a successful Justification Test and detailed flood risk assessment.
Decision Maker's Conclusion
- The subject site is situated within Flood Zone A, making the proposed residential development highly vulnerable and contrary to the 'Planning System and Flood Risk Management Guidelines 2009'.
- The applicant failed to demonstrate through a mandatory Justification Test and detailed Engineering report that the development would not increase flood risk to the property or the wider area.
- The proposed drainage strategy lacks adequate Nature Based SuDS solutions and fails to account for the acute sensitivity of the site to flood risk and surface water management requirements.
Cited Policies (CDP)
CPO 6.21CPO 6.22CPO 6.25CPO 14.08CPO 14.09CPO 14.10CPO 14.12Appendix 1 Section 3.1.6
Decision Document Summary
The application seeks permission for a new two-storey end-of-terrace dwelling at 16 Green Park Road, Bray. While the Planning Authority acknowledged that the design and infill nature of the project were generally acceptable in terms of streetscape and residential amenity, the site's location within Flood Zone A was the determining factor for the decision. The proposal failed to meet the requirements of the Wicklow County Development Plan 2022-2028 regarding flood risk management, specifically du...SOURCE PDFOpen Original
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