Core Planning Reasoning
The development is considered premature and contrary to the Core Strategy as the site is not currently zoned for residential use under the Wexford County Development Plan 2022-2028; additionally, the proposal exhibits poor urban design, fails to meet minimum open space requirements, and provides insufficient assessment of social and ecological impacts.
Decision Maker's Conclusion
- The site represents non-sequential growth outside the current residential zoning of Wexford Town, failing to adhere to the Core Strategy and 'Compact Growth' principles of the National Planning Framework.
- The layout is deficient in quality, lacking character hierarchy, providing inadequate public open space (12.4% vs 15% required), and creating overbearing impacts on adjacent established residential properties.
- The submitted environmental and social audits (EcIA, NIS, and Social Infrastructure Audit) are fundamentally deficient, particularly regarding cumulative impacts with nearby developments and the assessment of school capacity.
Cited Policies (CDP)
Objective CS02Objective CS05Objective CS08Objective CS09Objective CS10Objective CS19Table 3-4Objective SHO1Objective SHO2Objective SHO4Objective SHO6Objective SHO8Objective TV01Objective TV02Objective TV15Objective TV16Objective TV17Objective TV21Objective TV22Objective TV28Objective TV52Objective TV53Objective ROS11Objective ROS12Objective ROS16Objective ROS17Objective ROS19Section 14.5.4Objective SC22Objective SC37Objective GI01Objective TS16Objective TS25Objective TS82Table 6-7 of the Development Management ManualSection 2.6 of the Development Management ManualObjective AH04Objective AH05
Decision Document Summary
The proposal involves a Large-Scale Residential Development (LRD) of 222 dwellings (160 houses and 62 apartments), a 6-classroom creche, and 2 retail units on a 7.4-hectare greenfield site at Crosstown, Ardcavan, Wexford. While Wexford County Council initially granted permission, the Inspector recommends refusal. The site context is a peripheral agricultural area across the River Slaney from Wexford Town, primarily accessible via the Wexford Bridge. The Inspector's key arguments center on the fa...SOURCE PDFOpen Original
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