22849
(A) Three detached 4-bedroom two storey detached dwellings and one detached single storey 3-bedroom dwelling along with the provision of individual surface water soakaway to meet BRE Digest 365 standards for each dwelling house. (B) Provision of new vehicular entrance off main road providing for sufficient traffic sight lines onto public road along with all necessary ancillary and site works to facilitate this development (c) provision of internal road network servicing the development with new landscaped public park and green areas with new pedestrian and cycle paths whilst providing hard and soft landscaping within the development along with all associated site development, new boundary treatments and landscaping works (d) proposed connection of each of four dwellings to individual proposed waste water treatment systems and percolation areas to meet current EPA standards until such time that Newcastle Waste Water treatment plant and the individual waste water treatment systems shall then be decommissioned. (f) installation of an underground storm water attenuation tank and connection to all public services and utilities
Core Refusal Reason
The proposed development represents an inefficient use of zoned land due to its low density and piecemeal nature, failing to meet the settlement strategy's density targets and relying on unsustainable individual wastewater treatment systems in a serviced area.
Decision Maker's Conclusion
- The proposed density of approximately 3-4 units per hectare is significantly below the target of 15 units per hectare for Secondary Development Areas, representing an inefficient use of zoned land contrary to the Wicklow County Development Plan and national sustainable residential guidelines.
- The development is considered piecemeal and premature as it is reliant on the speculative future development of adjacent lands to achieve required densities and lacks a coherent overall strategy for the NC2 zoned lands.
- The proposal fails to comply with specific local objectives, including the requirement for a 6-metre green buffer along the R761 and the adequate reservation of land for educational and community use as required under the Newcastle Town Plan.