Core Refusal Reason
The development represents a substandard, piecemeal backland development that is out of character with the area, lacks adequate private amenity space and parking, and fails to demonstrate adequate servicing for water and wastewater.
Decision Maker's Conclusion
- The dwelling's small size, layout, and lack of private amenity space and parking result in a substandard form of residential development that is out of character with the established pattern of the area and would set an undesirable precedent.
- The proposal constitutes piecemeal development that is contrary to the zoning objectives and housing policies (HD2 and HD9) of the Wicklow County Development Plan 2016-2022.
- The applicant failed to demonstrate that the site is adequately serviced by water and wastewater infrastructure, posing a potential risk to public health and safety, particularly regarding fire escape.
Cited Policies (CDP)
HD2HD9Appendix 1: Development and Design StandardsZoning Objective RE
Decision Document Summary
This application sought retention permission for a small, two-storey, 50sqm dwelling located in the rear garden (backland) of No. 2 Ballywaltrim Cottages, Bray. The site is situated in an area zoned for existing residential use but has already seen significant backland development. Wicklow County Council refused the application because the structure provides a substandard level of residential amenity due to its restricted size, lack of dedicated parking, and insufficient private open space. Furt...SOURCE PDFOpen Original
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