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Site planning risk brief

Fix the brief to an Eircode, a dropped pin or a drawn site boundary. PlanIntel then checks the planning register, available spatial layers, appeals and current indexed policy evidence.
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Derived from public planning records and linked source documents
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Site planning risk brief

Arbutus Lodge , 31 Dublin Road , Bray

One-off house / within 5 km where a location match is available

Preview

Local planning pattern

18% of nearby decided applications were refused. The site check found 2,148 decisions within 5 km, 6 exact-site or onsite candidate records, and 536 structured appeals.

Matched source
191009
Project type
One-off house
Coverage
5 km radius

What this site brief can substantiate today

Each section reports its own coverage. “Not yet covered” means no conclusion is drawn while source datasets or policy extraction are still being loaded.

Applications tied to the site

Partial coverage

6 register records are within the point-match tolerance; a parcel boundary is needed to treat this as exact.

6 matched

Zoning and settlement

Not yet covered

Current indexed zoning and settlement layers are intersected with the selected site where coverage exists.

Rural-housing policy

Not yet covered

Current section-and-page citations have not yet been loaded for this authority.

Flood, heritage, ecology and archaeology

Not yet covered

Each layer reports its own coverage; missing coverage never appears as a clean result.

Access, road and wastewater prompts

Register indexed

2 prompts are backed by extracted nearby decision evidence; all prompts remain checks, not predictions.

2 matched

Structured appeal history

Confirmed coverage

536 structured nearby appeal records.

536 matched

Current policy citations

Not yet covered

Historic extracted references are not presented as current policy; verified citations are still being loaded.

2,148Nearby applications
6Site-linked candidates
18%Nearby refused
536Structured appeals

Top refusal reasons nearby

Residential Amenity16
Design15
Traffic Sightlines14
Other10
Zoning Contravention10

Nearest planning decisions

191009

Works to part two storey, part single storey house, comprising (a) building up part of gable wall (facing east towards rear of No 1 Roseville Terrace) and raising part of roof to create additional first floor accommodation and (b) single storey conservatory extension at north west corner

Granted0.0 km29 May 2020
211504

Construction of a single-storey apartment development consisting of 4 no. one bedroom apartment dwellings including partial site excavation together with the provision of bin and bicycle storage areas, landscaping, services and ancillary site works

Granted0.0 km18 July 2022
211059

4 No. apartments in a single-storey structure (Planning Ref: 16/867)

Refused0.0 km19 October 2021
23493

Overground electronic communications infrastructure and any associated physical infrastructure

Granted0.1 km18 August 2023
D24A/0563/WEB

Permission for development at a site located within the former Industrial Yarns site (presently Lidl) and the Religious Sisters of Charity complex, Dublin Road, Bray, County Dublin. The development will consist of: Revisions and extension of an existing internal road at the former Industrial Yarns site (presently Lidl) to connect the Religious Sisters of Charity complex to the Dublin Road and closure of existing vehicular access at the Dublin Road/Upper Dargle Road Junction; and all associated development works, including revisions to existing footpath/cycle tracks to tie into the proposed extended internal road, provision of footpaths, site clearance, drainage, landscaping and boundary treatment works, road markings, a new entrance gate (c. 2 m height), and all ancillary site works. The application site extends into Wicklow County Council's administrative boundary; thus, a concurrent application is being submitted to Wicklow County Council.

Granted0.1 km13 January 2025
21369

First floor extension over ground floor at side and porch to front with connection to all services and associated site works

Granted0.1 km21 May 2021

The brief summarizes the pattern across all 2,148 matched decisions within 5 km and includes up to 80 detailed comparables (40 nearest refusals and 40 nearest grants), with extracted reasons, quotes, and available source links. €29 incl. VAT.

The site brief adds up to 80 nearest detailed grants and refusals, extracted source evidence, document links, and a shareable risk summary.

Exact site history and boundary checks

Site brief

Policy and mapped constraints

Site brief

Appeals and comparable decisions

Site brief

Deterministic risk prompts

Site brief
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