22217

a storey and a half style dwelling house, domestic garage, upgrade existing entrance to adjoining dwelling house and to install a sewage treatment system and percolation areas together with all associated site development works. Significant further information/revised plans submitted on this application

Refused

Core Refusal Reason

The proposed development is located in a high-risk flood area (Flood Zone A and B) and the applicant failed to provide an adequate Site-Specific Flood Risk Assessment or satisfy the 'Justification Test' required by national guidelines.

Decision Maker's Conclusion

  • The subject site is located within Flood Zone A and Flood Zone B, and the applicant failed to satisfy the 'Justification Test' required by the 'The Planning System and Flood Risk Management - Guidelines for Planning Authorities'.
  • The submitted Site-Specific Flood Risk Assessment (SSFRA) was technically insufficient, utilizing incorrect hydraulic modeling data and failing to establish critical flood levels or adequate freeboard for the proposed dwelling.
  • Granting permission would materially contravene policies INF POL 18 and INF POL 20 of the Meath County Development Plan 2021-2027, which mandate a sequential approach to development and rigorous flood risk assessment to ensure the safety of occupants.

Cited Policies (CDP)

INF POL 18INF POL 20

Decision Document Summary

The applicant sought permission to construct a storey-and-a-half dwelling, domestic garage, and wastewater treatment system at Cakestown Glebe, Kells, Co. Meath. Although the applicant addressed initial concerns regarding design and sightlines through a further information response, the Planning Authority refused the application primarily due to flood risk. The site is situated within Flood Zones A and B, and the submitted flood risk assessment was deemed inadequate as it failed to accurately mo...
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