Proposed roundabout outside Gorey industrial park will not be built due to flooding concerns raised by neighbouring resident

By Simon Bourke, Wexford People

A proposed roundabout on the outskirts of Gorey town, which was expected to serve an adjoining business park, will not be built after the national planning authority upheld an appeal from a neighbouring resident. The roundabout, which was due to situated at the junction of the R772 and L5032 beside the Ballyloughan Industrial Estate, was initially given planning permission by Wexford County Council (WCC) in 2024; but, following an appeal from a Mr Stephen Byrne, An Coimisiún Pleanála (ACP) has ruled that the roundabout should not be built.

The application to build the roundabout, and to change the use of an existing property from an industrial unit to a builders’ provider, was submitted by Tom and Pat Redmond in July of 2024 and subsequently granted (with conditions) by WCC the following month.

However, in September 2024, Mr Byrne, who lives less than 400 metres from the site of the proposed roundabout, lodged an appeal to ACP expressing his opposition to the development on the grounds that it would exacerbate flooding issues in the area.

On February 13, 2025, ACP Inspector F O’Donnell began their examination of the site as they sought to determine its suitability for a new roundabout. Noting that a previous application to construct a roundabout on the site had been refused due to insufficient design details, the inspector observed that there are a “variety of established businesses within the business park”, including a “furniture showroom (with ancillary café/ restaurant), lighting showroom, electrical wholesalers, motor-related services” and others.

With regards to Mr Byrne’s property, the inspector noted that it is located approximately “377 metres to the north of the intersection of the R772 and the L5032 and an existing culverted watercourse at the same location”, that said property “has flooded in the past”, and that the issue of flood risk forms the “primary basis of the appeal”.

"The appellant raises no objection to the construction of a roundabout once all of the drainage, flooding, siltation and overgrowth issues are suitably addressed by way of a new application,” the inspector stated.

Outlining the grounds for his appeal, Mr Byrne pointed to a flooding event which occurred in November 2022 and said it was an example of the increase in incidences of this nature since development began in the area. He contended that, during this time, the natural flood plain in the area has been raised in some cases by two metres and that “excessive siltation of the receiving waters” occurred during the development of the overall lands due to “poor management”.

Mr Byrne also argued that the existing attenuation systems at the business park are not working correctly and are inadequate to cater for surface water on said sites and that this is supported by the numerous flooding events which have taken place at his property since the establishment of the business park.

In response, the applicants (Mr Tom and Pat Redmond) stated that a “detailed hydrological model and flood modelling has been undertaken” (at the site) and that there is “no documented evidence” of raised ground levels or that infilling to a level of two metres has taken place in any natural flood plain at this location.

A detailed inspection was undertaken by an Hydraulic Engineer in October 2024. No siltation or blockage or structural integrity issues were identified with the culvert.

Messrs Redmond also noted that they were “not responsible for any other storm water management system or attenuation system beyond the boundary of the application site” and that the proposed development will “not result in an increased flood risk elsewhere”.

In their assessment, Inspector O’Donnell recommended that neither the change of use of the existing property nor the roundabout be granted planning. Citing an increase in heavy goods vehicles (HGVs) deliveries at the property and a lack of details as to how they would access the building, the inspector said this had the “potential to result in traffic conflicts particularly where loading and unloading takes place on the public road”.

“In addition, the proposals are likely to result in a significant intensity of traffic movements to and from the site,” said the inspector. “Such activity, in addition to the likely increase in footfall, in my opinion, has the potential to negatively impact on the amenity of the area, including that of surrounding businesses and the general public.

"It is my opinion that the proposed change of use to a builders’ providers, which constitutes retail warehousing (bulky goods), materially contravenes the industry land use zoning objective for the lands.”

Cllr Donal Kenny has welcomed the news of a new roundabout at Ballyloughan on the Arklow Road.

Regarding the roundabout, Inspector O’Donnell said they were “not satisfied that the applicant has suitably justified the principle for a roundabout at this location over, for example, a signalised junction”. Referencing Mr Byrne’s concerns, the inspector said they were “not satisfied that the applicant’s Site Specific Flood Risk Assessment (SSFRA) is sufficiently robust or up to date in accordance with Flood Risk Management Objectives.

"In my opinion, the applicant has failed to demonstrate by way of an appropriately scoped, up to date and robust SSFRA . . . the proposed development therefore, as presented, is not, in my opinion, appropriate from a flood risk perspective.”

Having reviewed the inspector’s report, Mr Eamonn James Kelly, Planning Commissioner with ACP, decided to grant permission (subject to conditions) for the retention of the existing building including alterations to the elevations and a slight increase in floor area, but refused permission for the change of use of the existing building from an industrial unit to builders' providers.

“In deciding not to accept the inspector’s recommendation to refuse the proposed development in relation to the land use zoning,” he said, “the commission considered the submissions on the file, the modest scale of existing retail uses at this location, and the nature of the proposed change of use to builders’ provider as part of this application and was satisfied, on balance, that it would not, in this case, negatively impact the amenity of the area and would allow the building to be brought into use without contravening, materially or otherwise, the zoning objective of the site.”

Mr Kelly chose to uphold the inspector’s recommendation regarding the roundabout in full however.

“In the absence of a sufficiently clear analysis, it is considered that the proposed roundabout element has not satisfactorily demonstrated adherence to Section 5.53 of Volume 11 of the Development Plan (Strategic Flood Risk Assessment). The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.”

As a result the roundabout at Ballyloughan will now not go ahead.