Core Refusal Reason
The applicant failed to demonstrate a sufficient functional economic or social need for a second/alternative dwelling on a greenfield site in an area under strong urban influence, especially given their existing ownership of a habitable property and an extant permission for a replacement house on the original site.
Decision Maker's Conclusion
- The applicant has not established a demonstrable site-specific housing need under the Fingal Rural Settlement Strategy, as they already own a habitable house in the area and have permission to rebuild on that original site.
- Developing an additional greenfield site for a sizable 2-storey house would contribute to the haphazard development of one-off housing and militate against the preservation of the rural landscape and efficient provision of services.
- While the Inspector disagreed with the Council's reason regarding the loss of vernacular heritage (noting demolition was previously permitted), the core issue of non-compliance with rural housing policy necessitates a recommendation for refusal.
Cited Policies (CDP)
Objective SS07Objective RF38Objective RF39Table RF03Objective PM50Objective CH37Objective RF28Objective RF64Objective RF65Objective DMS24Objective DMS87Objective RF58Objective RD59Objective DMS49Objective DM52Objective DMS126Objective DMS129
Decision Document Summary
The proposal involves the demolition of an existing extended cottage known as 'Ballyhack Farm' and the construction of a new 378.8sq.m 2-storey house on a separate 1.16ha greenfield backland site at 'Heathwood Farm'. The site is located in a rural area of North County Dublin zoned 'RU' (Rural), which is classified as being under 'Strong Urban Influence' due to its proximity to the city. The applicant, who runs a local business employing approximately 90 people, argued that the move was necessary...SOURCE PDFOpen Original
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