Refusal decisions · 27 Jul–2 Aug 2026

1. Having regard to the height of, and proximity of the structure to the residential development of Dunbur Glen, in particular No. 1 Dunbur Glen, it is considered that the proposed development would: a) Be contrary to the development standards for mast and telecommunications structures as set out in the Wicklow County Development Plan 2022-2028 (i.e. Locations in settlements) and, b) Would seriously injure the amenity No. 1 Dunbur Glen, in particular its private rear garden. To permit this development would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to: The siting and scale of the proposed telecommunications structure; The existing slope of the receiving site; The extent and permanent nature of the associated concrete base and c-shaped retaining structure and railings required to support this structure for which a 5-year licence is sought; Its location along the R750 within the view line of Prospect No. 31 as you travel south, which encompasses the prospect towards the sea from the coast road R 750; Its location at the entrance to the main urban area of Wicklow Town along this coastal scenic route adjacent to Glen Beach car park and viewing area and; The failure of the VIA and proposed site photographs to accurately represent the full extent and visual impact of the proposal on site; it is considered that the development proposal would form a visually incongruous feature at this location to the entrance of Wicklow Town and would meaningfully detract from this protected prospect, in particular when travelling south, and would therefore seriously interfere with this prospect of special amenity value which is to be preserved. The proposed development would therefore be contrary to the proper planning and sustainable development of the area and would contravene objective CPO 17.38 of the Wicklow County Development Plan (2022-2028) which aims to protect listed views and prospects from development that would either obstruct the view / prospect from the identified vantage point or form an obtrusive or incongruous feature in that view / prospect.

1. Having regard to: a) The location of the site within the Wicklow Mountains SAC and SPA and the qualifying interests associated with both of these designated sites; b) The failure of the applicant to carry out a bird survey within the environs of the site; c) The proximity of the proposed development to the Carrigviore Brook and River Liffey; d) The potential negative impacts that construction noise, dust and lighting may have on the qualifying interests of the SPA in the absence of mitigation measures and a CEMP and; e) The potential for spillages/deleterious material to enter ground water or the nearby water bodies to the site during the construction phase of the development may have on the qualifying interests of the SAC in the absence of mitigation measures and CEMP, It is considered that the details submitted are considered insufficient to allow the Planning Authority to fully assess the development in terms of its impact on the conservation values of the Wicklow Mountains SAC/SPA. Therefore, impacts on the qualifying interests of the Wicklow Mountains SAC and SPA cannot be ruled out and to allow this development in the absence of such information would be contrary to the Habitats Directive, to the provisions of the County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
2. Having regard to the failure of the applicant: a) To submit sufficient detail with regard to the proposed Wastewater Treatment System, specifically a site-specific characterisation from, schematic cross section of the proposed WWTS and failure to demonstrate compliance with the minimum size requirements of 0.2ha for a site served by a WWTS and well and; b) To demonstrated that adequate sightlines can be achieved at the site entrance onto the R759 public road; It is considered that the proposed development in the absence of such detail would be contrary to the requirements of the County Development Plan, prejudicial to public health and could result in traffic hazard. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to: a) The constrained nature of the site and its proximity to existing residential properties; b) The density, scale, height and massing of the proposed mixed-use development relative to the size and context of the site resulting in a development which would be visually inconsistent with the established pattern of development in the area; c) The proximity, height and bulk of the proposed development in relation to adjacent properties, which would have an overbearing impact on these properties; d) The loss of natural sunlight to the existing properties and lack of sufficient direct sunlight to the proposed development; e) The provisions of the Bray Municipal District Local Area Plan 2018, in particular Objective BT3, which provides that ‘Generally, a height of 4 storeys (including ground floor) will be considered appropriate in the Bray ‘town centre’ zone, irrespective of adjoining property heights. However, the Council may permit heights above this, where the specific context of the site and the design of the building allow it (for example where additional storeys are set back from street frontage).’ It is considered that the proposed development would be incongruous, disproportionate, and out of character with its surrounding context in terms of its density, height, scale and massing, would have an overbearing impact on adjoining properties and would have a negative dominant impact in this area. The proposed development would be contrary to the provisions of the Wicklow County Development Plan 2022 – 2028 and the Bray Municipal District Local Area Plan 2018 (Objective BT3), would seriously injure the visual and residential amenities of property in the vicinity and would, therefore, be contrary to the proper planning and sustainable development of the area.