Core Refusal Reason
The development is located in an area zoned 'RU' (Rural) where residential development is subject to a Rural Settlement Strategy. The applicant failed to demonstrate a genuine rural-generated housing need because they already own the adjacent dwelling (No. 25 Channel Road), thus failing the 'unmet demand' requirement of the Fingal Development Plan.
Decision Maker's Conclusion
- The appellant has demonstrated residency in the Rush area for significantly longer than the required 10-year threshold.
- A genuine rural-generated need is not established because the appellant already owns the existing dwelling at 25 Channel Road, meaning there is no unmet demand.
- The proposal constitutes a material contravention of the Fingal Rural Settlement Strategy, the RU zoning objective, and Local Objective 14.
Cited Policies (CDP)
Fingal Development Plan 2023-2029RU - Rural zoningSection 3.5.15.3 (Rural Settlement Strategy)Section 13.5 (RU Vision)Local Objective 14 (South Shore)Objective SPQHO81Table 3.5 (Criteria for Rural Housing)Objective SPQHO75 (Occupancy Condition)Section 3.5.15.8 (South Shore area context)Objective SPQHO92 (Residency Thresholds)Objective SPQHO93 (Family Ties)Objective SPQHO94 (South Shore Occupancy)
Decision Document Summary
The proposal involves the construction of a new detached, three-bedroom, dormer-style dwelling with a gross floor area of 124 sqm on an L-shaped site adjacent to 'Padre Pio', 25 Channel Road, Rush, Co. Dublin. The site is situated within the 'South Shore' area, which is zoned 'RU' (Rural) under the Fingal Development Plan 2023-2029. While the Planning Authority and Inspector noted that the design, visual impact, and site services (water and transport) were generally acceptable, the application w...SOURCE PDFOpen Original
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