212242
The development will consist of: a) the restoration of existing single storey cottage including elevation modifications(existing floor area 55 sqm) , b) the provision of single storey extensions to side and rear (157 sqm). The development will include a new wastewater treatment system and new vehicular entrance from the existing private lane, along with associated site works. The application is accompanied by a Natura Impact Statement (NIS). Gross floor space of proposed works:157 sqm. Gross floor space of work to be retained: 53 sqm. Gross floor space of any demolition: 2 sqm.
Core Planning Reasoning
The development is recommended for grant as it involves the sensitive restoration and extension of a derelict cottage under Objective RH7, which is acceptable in principle regardless of local housing need. The design respects the vernacular character of the area, and the implementation of a Natura Impact Statement ensures no adverse impacts on the adjacent Connemara Bog Complex SAC and SPA.
Decision Maker's Conclusion
- The principle of development is established under Objective RH7 for the renovation of derelict structures, which does not require the applicant to demonstrate a specific rural-generated housing need as per policies RH2 or RH4.
- The proposed extension, while significantly larger than the original 55sq.m cottage, is designed with a high-quality contemporary and vernacular mix that facilitates landscape assimilation without causing undue visual or residential amenity injury.
- Following a stage 2 Appropriate Assessment, it is concluded that with the implementation of the specified mitigation measures—particularly silt fencing and a proprietary wastewater system—the project will not adversely affect the integrity of the Connemara Bog Complex SAC or SPA.