Refusal decisions · 10–16 Aug 2026

1. Having regard to a) The proposed access onto the R756 Regional Road; b) The traffic turning movements generated by the proposed development; c) The excessive landscaping works that would be required to achieve the appropriate sightlines; d) The policy of the Planning Authority to strictly control new means of access onto a regional road It is considered that the proposed development would interfere with the free flow of traffic onto the R756, would increase the frequency of traffic conflicts on this busy regional road and would endanger public safety by reason of serious traffic hazard, and would contravene the objectives of the CDP, namely CPO 12.48 concerning the means of new access onto a regional road. It The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the location of the site within the Newtown Marshes pNHA and the failure of the Ecological Impact Assessment to demonstrate that the proposed development by itself and the precedent it would set would not have a negative impact on the hydrology and hydrogeology of the Newtown Marshes pNHA and in turn the ecology and habitats supported by this pNHA, it is considered that the proposal would be contrary to the protection of this habitat and to Objectives 17.1, 17.4 and CPO 17.7 of the CDP 2022-2028 which seeks to protect such habitats from inappropriate development. The development would therefore be contrary to the proper planning and sustainable development of the area
3. Having regards to a) The elevated and exposed nature of the subject site; b) The siting of the proposed development and its relationship with the contours of the site; c) The extent of existing roadside boundary including hedgerows/tree planting to be removed to accommodate the proposed entrance and; d) the excessive hardscaping proposed for the extent of the driveway to serve the dwelling; It is considered that the proposed development would be an incongruous and intrusive in the landscape, would result in the erosion of the rural landscape and would militate against the preservation and protection of the rural and visual amenities of the area, and would be contrary to Objective 6.44 of the CDP 2022-2028 which provides that all new rural housing is well designed, simple, unobtrusive, responds to the site’s characteristics and is informed by the principles set out in the Wicklow Single Rural House Design Guide and should demonstrate good integration within the wider landscape. ! Footnote:

1. Having regard to a) Planning Permission PRR 19/648 which provided for the importation of soils on site in an area of 3.7 ha, and b) The scope of the existing imported soils in-situ, outside of the prescribed area permitted under PRR 19/648, The proposed development would represent the consolidation of un-authorised development on this site. The provision of such a form of development unduly impacts on the amenities of the area, public health, the amenities of adjoining properties, undermines the planning regulations and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to a) The absence of an adequate assessment concerning the impact of the development proposal on ecology / ground and surface water, b) The provisions of Appendix 1, Section 2.3.5 of the County Development Plan 2022-2028, c) The absence of an Appropriate Assessment Screening Report, and d) The Department of Environment “Appropriate Assessment of Plans and Projects in Ireland, Guidelines for Planning Authorities”, 2009, It is considered that insufficient information has been provided as to ensure that the development proposal would not be prejudicial to public health, natural heritage, and biodiversity, and that insufficient information has been submitted as to screen the development to confirm that there will be no impacts on any Natura 2000 site. To determine the application in the absence of the adequate information would be contrary to the policies of the County Development Plan 2022-2028, the conservation objectives of the Natura 2000 sites, the Appropriate Assessment Guidelines, and to the proper planning and sustainable development of the area.
3. Having regard to the proximity of neighbouring residential occupiers to the development site and to the absence of an assessment of the impacts of the proposed development on the neighbouring properties in terms of noise and dust generation, the development would be injurious the residential amenities of properties in the vicinity, and would not accord with the objectives of the County Development Plan 2022-2028, namely CPO 15.10 and CPO 15.15, and as such would be contrary to the proper planning and sustainable development of the area. ! Footnote:

Having regard to: (a) the revised layout, which is considered to provide a lesser quality in terms of public open space; (b) the removal of the ramped park, which will result in the removal of pedestrian and cycle connections, the removal of a visual break between streets and buildings and the reduction of opportunities for passive surveillance to Open Space 3; (c) the addition of a small and irregularly shaped area of Public Open Space (Open Space 3); and (d) The fragmentation and separation of the southern part of Open Space 2 from the majority of the dwellings on the upper road, resulting in a lack of passive surveillance and a disjointed and unconnected layout The proposed revisions to PRR 25/29 would be contrary to the proper planning and sustainable development of the area and would materially contravene objectives CPO 6.3, 6.4 and 6.5 of the Wicklow CDP 2022 - 2028, which is to ensure that new housing shall enhance and improve the residential amenity of any location and shall provide for the highest possible standard of living of occupants. ! Footnote: