Core Refusal Reason
The proposed development, involving the conversion of a detached garage into a self-contained residential unit, is contrary to the Wexford County Development Plan 2022-2028 as it is not attached to or integrated with the main dwellinghouse, thereby risking the creation of an unauthorized independent dwelling in a rural area.
Decision Maker's Conclusion
- The proposal fails to meet the mandatory requirement of Section 3.3 of Volume 2 of the Wexford CDP 2022-2028, which dictates that self-contained units for family members must be attached to the main dwelling house via an internal access door.
- Although the applicant established a legitimate social and medical need for the accommodation, the physical detachment of the garage (located approximately 10m from the main house) prevents it from being considered an ancillary, integrated 'granny flat'.
- Granting permission for a detached, non-integrated unit would set an undesirable precedent for similar developments in rural areas and would be contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
Section 4.9Section 4.9.5Objective SH50Volume 2, Section 3.2Volume 2, Section 3.3Volume 2, Section 3.4Volume 2, Section 3.5Section 18.13.3 (2013-2019 Plan)
Decision Document Summary
The application seeks permission to convert and extend an existing 35.3sq.m detached garage into a 74sq.m self-contained residential unit for an immediate family member, along with the upgrade of an existing septic tank system. The site is located in Kiltown, Co. Wexford, within a rural area of 'Strong Urban Influence' characterized by ribbon development. Wexford County Council originally refused permission based on public health risks regarding site intensification and policy non-compliance reg...SOURCE PDFOpen Original
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