23822

a 2-bedroom house located at the rear of the residential property at Ceadaoin, Putland Road, Bray, Co. Wicklow. It is noted that a separate concurrent planning application has been submitted for three 4-bedroom houses within the overall Ceadaoin property with both applications together forming a masterplan for the broader site at Ceadaoin, Putland Road, Bray, Co. Wicklow

Refused

Core Refusal Reason

The proposal constitutes haphazard overdevelopment of a backland site, characterized by a constrained layout, inadequate access infrastructure outside the site boundary, and negative impacts on residential amenity through overlooking and substandard private open space.

Decision Maker's Conclusion

  • The development represents haphazard overdevelopment and a constrained layout that is visually intrusive and out of character with the prevailing pattern of backland development in the area.
  • The proposal is reliant on road infrastructure located outside the application's red line boundary and fails to demonstrate adequate turning space for vehicles to exit in forward gear.
  • The design results in a significant loss of residential amenity for both existing and future occupants due to direct overlooking from first-floor windows and substandard private amenity space depth.

Cited Policies (CDP)

Bray MD LAP 2018CPO 6.1CPO 6.3CPO 6.4CPO 6.21CPO 6.22CPO 6.25Appendix 1 Development and Design Standards

Decision Document Summary

The application sought permission for a two-bedroom, two-storey contemporary house located in the rear garden of an existing property ('Ceadaoin') on Putland Road, Bray, Co. Wicklow. This proposal was part of a wider masterplan involving a concurrent application for three additional houses. Wicklow County Council refused permission because the project was deemed haphazard overdevelopment. Key issues included the reliance on access infrastructure outside the site's legal boundary, a failure to me...
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