Core Refusal Reason
The proposal was refused due to material contravention of open space zoning, prematurity regarding strategic road infrastructure and phasing (leapfrogging), and significant deficiencies in layout, design, and environmental assessment.
Decision Maker's Conclusion
- The development materially contravenes the OS2 Open Space zoning by locating an access road and creche on protected lands and is premature pending the final design of strategic road infrastructure (IT5 and IT6).
- The proposal fails to adhere to the sequential approach for residential development, representing 'leapfrogging' to a peripheral site before more central Priority 1 lands (Action Areas 1 and 2) are developed.
- The application lacks critical technical assessments (Ecological, Social Infrastructure, and Design Statements) and features a substandard layout that fails to integrate with the surrounding context or meet minimum density and setback requirements.
Cited Policies (CDP)
CPO 4.1CPO 4.2CPO 4.3CPO 4.4CPO 4.5CPO 4.6CPO 4.7CPO 6.1CPO 6.2CPO 6.3CPO 6.4CPO 6.5CPO 6.6CPO 6.7CPO 6.8CPO 6.13CPO 6.14CPO 6.15CPO 6.19CPO 6.20CPO 7.5CPO 12.5Table 6.1Table 6.2Table 2.5 (Appendix 1)Objective HT8Objective IT4Objective IT5Objective IT6Objective H1Objective H2Objective H3Objective H4Zoning R28Zoning OS2
Decision Document Summary
The proposal sought permission for 95 residential units and a creche at Ballyraine, Arklow, on a site zoned for both residential and open space use. The development was refused because it represents premature 'leapfrogging' of more central development lands and materially contravenes open space zoning objectives. Furthermore, the Planning Authority cited significant concerns regarding the poor layout, inadequate integration with the existing Emyvale Estate, and the absence of essential environme...SOURCE PDFOpen Original
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