23796

(A) Erect 21No. dwelling houses, consisting of 6No. 3-bedroom dwellings (House type A1), 1No. 3-bedroom dwellings (House type A2), 8No. 3-bedroom dwellings (House type B1 & B3 ) and 6No. 2-bedroom dwellings (House type B2), (B) Provision of vehicular and pedestrian access off existing Emyvale Estate Road, (C) Provision of off street car parking facilities, (D) Ancillary site works and connection to existing services

Refused

Core Refusal Reason

The proposal was refused due to inappropriate residential density for the location, reliance on a deficient private wastewater treatment system, and a substandard layout that failed to meet design standards for roads, open space, and environmental protection.

Decision Maker's Conclusion

  • The proposed residential density is considered too low for this outer suburban/greenfield site, failing to achieve the higher densities required by national and local policy for a Level 3 settlement like Arklow.
  • The development's reliance on an existing, privately operated wastewater treatment plant without sufficient evidence of its capacity, maintenance history, or satisfactory operation poses a significant risk to public health.
  • The site layout is substandard, failing to comply with DMURS design principles, providing inadequate and poorly overlooked public open space, and encroaching upon a mapped watercourse and natural vegetation.

Cited Policies (CDP)

CPO 4.3CPO 6.13CPO 6.14CPO 13.17CPO 13.14CPO 13.22CPO 14.14CPO 14.15CPO 13.3CPO 17.26CPO 17.21CPO 17.22CPO 17.23CPO 17.14CPO 12.41

Decision Document Summary

The proposal sought permission for 21 dwellings and associated works at Ballyraine Upper, Arklow, Co. Wicklow, on a greenfield site adjacent to the Emyvale housing estate. Wicklow County Council refused the application primarily because the proposed density was deemed too low for the location's zoning and strategic importance as a 'Self-Sustaining Growth Town'. Furthermore, the council raised significant concerns regarding the technical viability of the private wastewater treatment system and a ...
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