Core Refusal Reason
The proposal was refused due to inadequate site area and unsuitable ground conditions for wastewater treatment, traffic safety hazards, and a design that is out of character with the established pattern of development.
Decision Maker's Conclusion
- The development fails to meet wastewater treatment standards as the overlapping site boundaries result in a site size below the 1,500m2 minimum, and trial holes revealed unsuitable ground conditions with high water levels.
- The proposed access arrangements would endanger public safety by creating a traffic hazard due to insufficient sight distances and would undermine the validity of access for previously permitted developments on the landholding.
- The siting and design of the dwelling are considered haphazard and out of character with the existing building line and pattern of development, which would seriously injure the residential and visual amenities of the area.
Cited Policies (CDP)
CPO 6.21CPO 6.22CPO 6.25CPO 8.1CPO 8.2CPO 13.16CPO 14.12Appendix 1 Development & Design StandardsSection 3.1.6 Infill / backlands developmentBray Municipal District Local Area Plan 2018-2024Wicklow County Development Plan 2022-2028
Decision Document Summary
The applicant sought permission for a 200sqm dwelling and an on-site effluent disposal system on a steeply sloping site at Ballywaltrim Lane, Bray. The proposal involved subdividing an existing urban landholding that already contains a primary dwelling and a converted garage unit. Wicklow County Council refused the application because the resulting site area was insufficient to support a private wastewater system under current policy, ground conditions were found to be unfavorable during inspect...SOURCE PDFOpen Original
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