Core Refusal Reason
The Inspector recommended granting permission, reversing the Planning Authority's refusal, on the basis that the replacement dwelling is acceptable in principle due to the poor structural condition of the existing house, the revised design is sympathetic to the sensitive coastal landscape, and the risk from coastal erosion is minimal over the projected lifespan of the dwelling.
Decision Maker's Conclusion
- The demolition and replacement of the existing house is justified as the structure is in poor repair, suffers from water ingress, and lacks modern floor-to-ceiling heights.
- The proposed design, as amended by drawings submitted during the appeal, successfully integrates into the sensitive Hook Peninsula landscape and does not have a significantly greater visual impact than the existing dwelling.
- The Coastal Erosion Report submitted demonstrates that while the public road may be encroached upon by 2050, the proposed dwelling itself would not be affected for over 400 years, making the site suitable for development.
Cited Policies (CDP)
Objective RH11Objective CZM07Objective CZM11Objective L03Section 18.12.2Section 4.9.4Table 4.7Objective SH47Objective CZM36Objective CZM29Volume 2 Section 3.1
Decision Document Summary
This report concerns a first-party appeal against Wexford County Council's decision to refuse permission for the demolition of a 3-bedroom dormer dwelling and the construction of a new 4-bedroom dormer dwelling at Carnivan, Fethard-on-Sea. The site is located in a highly sensitive landscape on the Hook Peninsula, approximately 40 metres from a cliff edge. The Planning Authority originally refused the application based on concerns regarding visual impact on a landscape of 'Greater Sensitivity' an...SOURCE PDFOpen Original
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