Core Planning Reasoning
Refusal is recommended as the applicants failed to demonstrate a demonstrable economic or social need to live in a rural area under 'Strong Urban Influence' and 'Coastal Zone' designation, and the proposed access would create a traffic hazard due to restricted sightlines.
Decision Maker's Conclusion
- The applicants have not sufficiently justified an overriding economic or social need to reside in this specific rural/coastal location as required by the Wexford CDP and National Policy Objective 19.
- The proposed development would contribute to the encroachment of random rural housing and militate against the preservation of the rural environment and efficient provision of public services.
- The proposed vehicular entrance would endanger public safety by reason of a traffic hazard, as sightlines are restricted in a westerly direction on a narrow road leading to a popular beach area.
Cited Policies (CDP)
Wexford County Development Plan 2022-2028Table 1-1Table 3-2 (Settlement Hierarchy)Section 3.3 (Single rural housing)Table 4-6 (Criteria for One-Off Rural Housing)Objectives SH39 – SH46Objective SH41 (Occupancy condition)Objective SH45 (High quality design)Chapter 12 (Coastal Zone Management)Section 12.4.2 (Coastal zone goals)Section 3.1 & 3.1.2 (Standards for Single Dwellings)Section 4.9 (Housing in the Open Countryside)Section 6.2.6 of Volume 2 (Siting and Design of Access/Egress Points)
Decision Document Summary
The application seeks permission for a single-storey dwelling and detached garage on a 0.89ha greenfield site at St. Helen's, Rosslare, Co. Wexford. The site is a backland location characterized by undulating terrain with sea views, situated within a designated 'Coastal Zone' and an area of 'Strong Urban Influence'. While Wexford County Council initially granted permission, the Inspector's assessment overturned this, citing non-compliance with the 2022-2028 County Development Plan. The Inspector...SOURCE PDFOpen Original
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