24250

the construction of a single-story detached dwelling & single storey domestic garage, with proposed proprietary wastewater treatment unit with polishing filter and a new site entrance onto public road with all associated site works and landscaping. Significant further information/revised plans submitted on this application

Refused

Core Refusal Reason

The development is located in a high-risk flood zone and lacks sufficient environmental assessment regarding its impact on nearby European protected sites (SAC/SPA).

Decision Maker's Conclusion

  • The proposed development is located within Flood Zone A and B, and the applicant failed to submit a Site-Specific Flood Risk Assessment and 'Justification Test' required to demonstrate the site's suitability for residential development.
  • Insufficient information was provided to rule out significant adverse effects on the River Boyne and River Blackwater SAC/SPA, necessitating an updated Appropriate Assessment Screening Report.
  • The application contained technical deficiencies regarding wastewater treatment and surface water management, including an outdated site characterisation form and an unconfirmed soakpit location.

Cited Policies (CDP)

RUR DEV SP 2RD POL 6RD POL 9INF POL 18INF POL 20

Decision Document Summary

The proposal sought permission for a single-story detached dwelling, domestic garage, and wastewater treatment system at Grange, Bective, Navan. While the applicant was deemed to have met the local rural housing need criteria, the site's location within a flood-prone area and its proximity to protected European sites (SAC/SPA) presented significant planning obstacles. The application was refused (or stalled via a comprehensive Further Information request) due to the lack of a robust flood risk j...
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