23810

three 4-bedroom houses located at the rear of the residential property, along with a shared surface access roadway, six car parking spaces, a new vehicle and pedestrian entry/exit and associated site development works. It is noted that a separate , concurrent planning application has been submitted for one 2-bedroom house within the overall Ceadaoin property with both applications together forming a masterplan for the broader site

Refused

Core Refusal Reason

The proposed development represents haphazard overdevelopment of a backland site that is materially at odds with the prevailing pattern of development and would negatively impact residential amenities through visual intrusion, overlooking, and lack of open space.

Decision Maker's Conclusion

  • The layout and design of the proposed houses are materially at odds with the prevailing pattern of backland development in the area and represent haphazard overdevelopment of the site.
  • The scale, height, and design of the dwellings would be visually intrusive and overbearing, resulting in significant overlooking impacts on adjoining residential properties.
  • The proposal fails to provide necessary public open space and lacks sufficient technical details to demonstrate that the access road can accommodate satisfactory vehicle turning movements.

Cited Policies (CDP)

CPO 6.1CPO 6.3CPO 6.4CPO 6.21CPO 6.22CPO 6.25Bray MD LAP 2018 Zoning RE

Decision Document Summary

This application sought permission for four 4-bedroom houses on a backland site to the rear of 'Ceadaoin' on Putland Road, Bray, Co. Wicklow, including a shared access roadway and six parking spaces. Wicklow County Council refused the application, determining that the proposal constituted haphazard overdevelopment that conflicted with the established character and prevailing pattern of development in the area. The planning authority specifically cited concerns regarding the excessive scale and h...
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