Core Refusal Reason
The proposal failed to demonstrate compliance with essential road safety setbacks, flood risk mitigation requirements, and sustainable surface water drainage standards.
Decision Maker's Conclusion
- The proposed road setback of 2.4m is inadequate for a multi-dwelling development, which requires a minimum of 4.5m to ensure safe sightlines and traffic movements in accordance with the Development Plan.
- The applicant failed to provide a detailed flood risk assessment or embankment design, leaving the development's safety and its impact on the adjacent Garraun Stream flood zones unresolved.
- Technical deficiencies in the drainage strategy, including excessive surface water discharge rates and the absence of a petrol interceptor, pose unacceptable risks to environmental and water quality standards.
Cited Policies (CDP)
Waterford City & County Development Plan 2022-2028Existing Residential Zone (RS)Housing Mix Policy Objectives H17Climate Resilient Housing Policy Objectives H18Policy BD15Policy BD16Development Management Standards (Volume 2)Appendix 13 (Strategic Flood Risk Assessment)
Decision Document Summary
The application (Ref: 2460190) proposed the demolition of a derelict property and the construction of three two-storey detached dwellings at Crobally Upper, Tramore, Co. Waterford. While the 0.19-hectare site is zoned for residential use, it is significantly constrained by its location within Flood Zones A and B and its proximity to the Garraun Stream. The proposal was refused due to the applicant's failure to provide sufficient technical information and design revisions regarding traffic safety...SOURCE PDFOpen Original
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