Core Planning Reasoning
The Inspector recommended refusal because the applicants failed to demonstrate a rural-generated housing need, submitted insufficient technical information regarding construction impacts on trees and water quality, and proposed a design that would be visually injurious to an area of High Scenic Amenity.
Decision Maker's Conclusion
- The applicants failed to provide sufficient documentary evidence to establish a genuine rural-generated housing need as required by Policy RH-P-3 and national guidelines.
- Insufficient information was submitted to prove that the proposed dwelling, driveway, and wastewater polishing filter could be constructed without negatively impacting existing tree root systems, on-site drainage, and water quality.
- The elongated form of the proposed dwelling is considered unbalanced and ungainly, failing to harmonize with its environment and causing serious injury to the visual amenities of a High Scenic Amenity area.
Cited Policies (CDP)
Policy RH-P-1Policy RH-P-2Policy RH-P-3Map 7.1.1Appendix 4 (Building a House in Rural Donegal – A Location, Siting, and Design Guide)Policy T-P-15Policy NH-P-17Chapter 7
Decision Document Summary
The proposal involves the construction of a 304 sqm split-level, four-bedroom dwelling on a 1.1-hectare wooded site in Salthill Demesne, Mountcharles, Co. Donegal. The site is located in an area of High Scenic Amenity and a 'Stronger Rural Area' according to the Donegal County Development Plan 2018–2024. While the Planning Authority initially granted permission, a third-party appeal was lodged citing concerns over habitat destruction (specifically a heronry), access viability, and wastewater pol...SOURCE PDFOpen Original
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