Core Refusal Reason
The applicant failed to demonstrate a genuine economic or social need to reside in this rural area under strong urban influence, and the development would contribute to undesirable ribbon development and the gradual suburbanisation of a sensitive rural landscape.
Decision Maker's Conclusion
- The proposal fails to meet the 'functional economic or social requirement' for a rural dwelling as mandated by National Policy Objective 19 of the NPF and the South Dublin County Development Plan 2022-2028.
- Although the Inspector disagreed with the Planning Authority on traffic safety grounds—finding sightlines and pedestrian infrastructure to be adequate—the principle of the development remains fundamentally at odds with the 'RU' zoning objective.
- The development would exacerbate ribbon development and contribute to the haphazard encroachment of urban-generated housing into the 'Newcastle Lowlands' landscape character area, undermining the settlement strategy for the region.
Cited Policies (CDP)
Policy CS11CS11 Objective 1Policy QDP12Policy H16Policy H17H17 Objective 2Policy H18H18 Objective 1H18 Objective 2Policy H22Policy H23H23 Objective 1Section 6.9 (Rural Housing Strategy)Section 12.6.9 (Rural Housing)Table 12.17 (Landscape Character Types)
Decision Document Summary
This report assesses a first-party appeal by Frank Reynolds against the refusal of permission for a 227sqm dormer bungalow and associated services at Ringwood, Hazelhatch, Co. Dublin. The 0.118-hectare site is an infill greenfield plot located in a rural area designated as being under 'Strong Urban Influence'. The applicant, a racehorse trainer, sought permission on the basis of economic need linked to his equine operations and leased lands in the vicinity. However, the Inspector noted a lack of...SOURCE PDFOpen Original
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