2217

dormer bungalow, new wastewater treatment plant, upgrading of existing agricultural entrance gate & boundary to new rendered wall with railings & electrified double gates, re-surfacing of existing internal access road/driveway & all associated site works. This application is accompanied by a Natura Impact Statement (NIS)

Refused

Core Refusal Reason

The applicant failed to demonstrate a bona fide rural housing need for a dwelling in a highly sensitive coastal landscape (AONB), and the proposal would be visually obtrusive and contrary to landscape protection policies.

Decision Maker's Conclusion

  • The applicant failed to demonstrate a definable social or economic necessity to reside in this rural area, failing to meet the housing need criteria set out for the Coastal Zone and the 'green break' between Bray and Greystones.
  • The proposed development would form a visually obtrusive and discordant feature within a designated Area of Outstanding Natural Beauty (AONB), negatively impacting a listed prospect and the natural character of the Cliff Walk.
  • The scale of excavation and site works required to accommodate the dwelling on a very steep slope would significantly and unnecessarily alter the natural contours and landscape quality of the area.

Cited Policies (CDP)

Section 4.4Objective CZ3Objective HD23Objective NH50Objective NH52Appendix 2Section 4.3.5HD3CZ2NH49Section 9.1SS8HD1HD2TR33W17W12NH2NH4NH22

Decision Document Summary

The proposal involved the construction of a 4-bedroom dormer bungalow and wastewater treatment plant at Cliff Manor, Windgates, Co. Wicklow, situated on a steep site within a designated Area of Outstanding Natural Beauty (AONB). Wicklow County Council refused permission because the applicant did not establish a genuine rural housing need for this specific location. Additionally, the planning authority concluded that the dwelling would be a prominent and obtrusive addition to a sensitive coastal ...
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