Refusal decisions · 14–20 Sep 2026

1. The Council’s settlement strategy is to require new housing to locate on designated housing land within the boundaries of settlements, and to restrict rural housing to those with a O housing need based on the core consideration of demonstrable functional social or economic need to live in the open countryside in accordance with the requirements set out es in Table 6.3. The proposed dwelling for retention, for which no previous planning permission os exists, would not represent a necessary dwelling in the rural area and the granting of retention permission for the same would-be contrary provision’s objective 6.41 of the 2022- rp 2028 Wicklow County Development Plan. It is considered that the applicant has failed to demonstrate that they come within the scope of the housing need criteria as set out under Pu Objective CPO 6.41 of the County Development Plan 2022 -2028 due to the lack of documentation submitted in support of their retention application for a house in the rural area. The proliferation of nonessential housing in rural landscape areas erodes the n landscape value of these areas and seriously detracts from views of special amenity value io and would set a precedent for similar type development in the rural area.
2. ct The proposed development would represent consolidation of un-authorised development pe on this site having regard to: ns a) The structure on site which the the subject of this retention planning application and for -I which no previous grant of permission exists and; b) The reference in this planning application to the permitted holiday let to the north of the il nc unauthorized structure as an existing dwelling house, contrary to the terms and conditions of the permission granted under PRR93/46. ou The provision of such a form of development unduly impacts on the amenities of the area C and the amenities of adjoining properties, undermines the planning regulations and would be contrary to the proper planning and sustainable development of the area. y nt
3. The proposed development would be prejudicial to public health because of: ou a) The lack of detail provided showing how the holiday let permitted under PRR93/46 is currently serviced with regard to water supply and wastewater treatment coupled with, C ow b) The over proliferation of on-site effluent disposal systems on this site which increases the likelihood of contaminants reaching ground water and drinking water, through malfunction, lack of maintenance or otherwise. kl ic The granting of planning permission for the proposed development would therefore be W contrary to the proper planning and sustainable development of the area.
4. The proposed development for retention would result in a substandard and haphazard form of residential development due to the lack of private amenity space provided to serve the rural dwelling proposed for retention. The proposed development would therefore be contrary to CPO 6.4 of the Wicklow County Development Plan 2022-2028 which requires that “all new housing developments (including single and rural houses) shall achieve the !y highest quality of layout and design, in accordance with the standards set out in the nl Development and Design Standards (Appendix 1) and the Wicklow Single Rural House Design Guide (Appendix 2)” and contrary to proper planning and development. O es os rp Pu n io ct pe ns -I il nc ou C y nt ou C ow kl ic W

1. Having regard to Objective 6.43 of the County Development Plan 2022-2028 which provides that the conversion or reinstatement of non-residential or abandoned residential buildings ! back to residential use in the rural areas will be supported where the proposed development y nl meets the following criteria: O i. the original walls must be substantially intact – rebuilding of structures of a ruinous nature will not be considered; es ii. buildings must be of local, visual, architectural or historical interest; iii. buildings must be capable of undergoing conversion / rebuilding and their original os appearance must be substantially retained; (a structural survey by a qualified engineer will be required with any planning application); and rp iv. works must be executed in a sensitive manner and retain architecturally important features Pu wherever possible and make use of traditional and complementary materials, techniques and specifications. n It is considered that the proposed development would not accord with this objective given io the ruinous state of the existing structure on site, the evidence that the structure is not ct structurally sound and is not substantially intact. Furthermore, having regard to the size and scale of the extension which is akin to a standalone dwelling, and the required pe excavation / loss of trees, the works could not be considered to be executed in a sensitive manner or respect the visual amenities of the area. The development would therefore ns contravene the provisions of the County Development Plan 2022-2028, would set a precedent for similar haphazard development, would impact on the visual amenities of the -I area and would be contrary to proper planning and sustainable development. il
2. The proposed development would result in the increase in traffic turning movements onto nc the R761 at a point where sightlines are seriously deficient, and where forward/ rear visibility is restricted due to location proimate to bends in the road, therefore, to allow this ou development would result in a serious traffic hazard, would impact on the free flow and safety of traffic on the R761, and would be contrary to proper planning and sustainable C development. y nt
3. Given the size and scale of the extension which is more akin to a standalone dwelling and as the proposed development would not accord with Objective CPO 6.43 of the County ou Development Plan 2022-2028, it is considered that the proposal represents a new dwelling in the rural area. The Council’s settlement strategy is to require new housing to locate on C designated housing land within the boundaries of settlements, and to restrict rural housing to those with a housing need based on the core consideration of demonstrable functional ow social or economic need to live in the open countryside in accordance with the requirements set out in Objective 6.41 Table 6.3 of the Wicklow County Development Plan 2022 -2028. kl The current development would not accord with this objective. ic The proliferation of non-essential housing in rural landscape areas erodes the landscape W value of these areas and seriously detracts from views of special amenity value. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. Having regard to: a) The location of the proposed residential development in a Flood Zone A, !y b) The failure of the applicant to fully demonstrate that the proposal will not give rise to a flood nl risk at this location or increase the flood risk to adjoining properties and; O c) The SFRA which accompanies the Arklow Local Planning Framewo rk2A26 and the SFRA for the es 2022-2028 County Development Plan, noting this site fails the plan making justification test, and the need to apply a Justification Test for infill housing at this location; os It is considered that the proposal would be contrary to Objective ARK 90 of the Arklow Local rp planning Framework 2026 and CPO 14.09 of the 2022-2028 Wicklow County Development Plan Pu which state that 'Developments that are an 'inappropriate' use for a flood zone area, as set out in Table 3.2 of the Guidelines, will not be permitted, except where a proposal complies with the justification Test for Development Management', as set out in Box 5.1 of the Planning System n and Flood Risk Management, Guidelines for Local Authorities 2009", would be prejudicial to io public health, would be contrary to the zoning objectives for the site which seeks 'to protect, provide and improve residential amenities of existing residential areas' and would set an ct undesirable precedent for similar type proposals in the area. The proposed development would pe therefore be contrary to the proper planning and sustainable development of the area. ns
2. Having regard to: -I a) The layout and design of the proposed apartment block which is materially at odds with the prevailing residential pattern of development in this area; il nc b) The scale, massing and design of the proposed apartment block, resulting in a development that would be visually intrusive when viewed from adjoining residential properties in ou particular No.s 19 and 20 Saint Michaels Terrace, C c) The proposal for a six-unit apartment block without any communal open space provision and y nt d) The proximity of first floor balconies and windows to the southern and eastern boundaries which could impact on the future development potential of the adjoining sites and; ou It is considered that the proposed development would result in the overdevelopment of the site C and a substandard and haphazard form of residential development which would be contrary to objectives cPo 6.3, cPo 6.4, cPo 6.5 and cPo 6.16 of the 2022-2028 County Development Plan ow which seek the highest possible standard of living for future occupants and the highest quality of layout and design for new residential developments, while protecting existing residential kl arnenity and be contrary to the zoning objective of the site, RE Existing Residential which is "To ic protect, provide and improve residential amenities of existing residential areas". The proposed development would injure the amenities of property in the vicinity, set an undesirable precedent W for similar type development and would be contrary to the proper planning and sustainable development of the area.

1. Having regard to: (i) to the dwelling’s listing as a NIAH structure (Reg No. 16,003,086) (ii) Objective WTR92 of the Wicklow-Rathnew Local Area Plan 2025 and Objectives CPO 8.18 and CPO 8.25 of the Wicklow County Development Plan 2022 2028 seek to protect existing structures of architectural importance and safeguard those buildings which form part of the historical and architectural character of Wicklow Town (iii) The lack of clarity on finishes, and insertion of dormer windows into the roof plane. (iv) Proposal to widen the existing entrance gate It is considered that the proposed development would impact negatively on this distinctive Georgian building which forms an essential part of the character of the area, would seriously injure the visual amenities and built heritage of the area, and would contravene the objectives of the Wicklow County Development Plan 2022-2028 and the Wicklow-Rathnew Local Area Plan 2025 which seek to ensure that development safeguards architectural character of Wicklow Town, and would therefore be contrary to proper planning and sustainable development.
2. Having regard to the size, scale and design of the proposed garage, its location abutting existing site boundaries including rear brick wall and trees, and proximity to the Murrough SPA, it is considered that the scale of the garage is excessive, could not be considered ancillary to the existing dwelling on site, would form a negative visual feature in the area and would have a negative impact on the amenities of adjoining residences. In addition, insufficient information has been submitted to confirm that the construction of the garage and surface water disposal from new structures will not give rise to negative impacts on the Murrough SPA and in the absence of such information the proposed development would be contrary to the protection of the conservation values of this Natura 2000 site and to the requirements of the Habitats Directive, and Objective CPO 17.4 of the County Development Plan 2022-2028. The development would therefore be contrary to proper planning and sustainable development.
3. Objective CPO 6.24 of the County Development Plan 2022-2028 provides that the provision of an independent unit will only be considered where it complies with the criteria set out in Section 3.1.9 of the Development and Design Standards (Appendix 1). No justification has been submitted for the need for the proposed family flat or evidence of compliance with the provisions of S 3.1.9, and in the absence of such information the proposal would represent a separate habitable unit on site in the absence of compliance with the appropriate standards for such development, would set a precedent for similar haphazard development, would be contrary to the amenities of the area, and proper planning and sustainable development.

The site is located in an area designated as an Area of Outstanding Natural Beauty in the Wicklow County Development Plan in relation to which it is the policy of the planning authority, whilst seeking to meet legitimate need for one-off rural housing for permanent native residents, to have regard to the County landscape classification Hierarchy. The designation and objectives are considered reasonable. Having regard to: a) The location of the site within the view line of Protected Prospect ID-25; b) The relatively unspoilt nature of this side of the L1059; c) The elevated nature of this side of the road and the siting and positioning of the dwelling in an elevated position above the road level; d) The lack of justification for the need to locate the dwelling on this sensitive site in an area of AONB and; e) The partial reliance of the proposed development on existing woodland and mature vegetation located on third party lands to assimilate it into the existing landscape; It is considered that, notwithstanding the applicant’s legitimate eligibility for consideration for one-off housing development in this rural area; taken in conjunction with the existing development in the immediate vicinity, it is considered that the proposed development would further diminish the rural character of the area and would seriously injure the visual amenities of the area, would be contrary to CPO 17.35 of the 2022-2028 Wicklow County Development which requires that all development proposals shall have regard to the County landscape classification hierarchy in particular the key landscape features and characteristics identified in the Wicklow Landscape Assessment (set in Volume 3 of the 2016 County Development Plan) and the ‘Key Development Considerations’ set out for each landscape area set out in Section 5 of the Wicklow Landscape Assessment and would be contrary to CPO 17.38 which seeks to protect listed views and prospects from development. The proposed development would, therefore, conflict with the County Development Plan policy, would seriously injure the visual amenities of the area, would set an undesirable precedent for similar type development, leading to the further erosion of the rural environment along this side of the L-1059 and would therefore be contrary to the proper planning and sustainable development of the area.