Core Refusal Reason
The applicant failed to demonstrate a defined essential housing need as required by the Fingal Rural Settlement Strategy for lands zoned 'HA - High Amenity', and the proposal would result in the intensification of an unauthorised residential use and the creation of a separate dwelling unit in a restricted rural area.
Decision Maker's Conclusion
- The applicant does not meet the rural housing need criteria set out in Section 3.5.15.3 and Table 3.4 of the Fingal County Development Plan 2023-2029, which restricts housing in HA-zoned areas to those with a defined essential need.
- While the revised 'appeal scheme' for the dormer window was found to be visually acceptable and addressed previous concerns regarding scale, it does not override the fundamental failure of the proposal to meet the principle of development.
- The proposed development would facilitate the creation of an additional, separate residential unit on a landholding previously conditioned to remain a single dwelling, contributing to random rural development and militating against the preservation of the rural environment.
Cited Policies (CDP)
Objective HA - High AmenitySection 13.5 (Zoning Objectives, Vision and Use Classes)Section 3.5.15.3 (Fingal Rural Settlement Strategy Rural Generated Housing Need)Table 3.4Objective SPQHO74 (Houses in HA Zoned Areas)Objective ZO3 (Non-Conforming Uses)Section 13.3 (Non-Conforming Uses)Section 14.10.2.5 (Roof Alterations including Attic Conversions and Dormer Extensions)Objective SPQHO45 (Domestic Extensions)Policy SPQHP41 (Residential Extensions)Section 3.5.15.13 (Vernacular Buildings)Policy GINHP28 (Protection of High Amenity Areas)Objective GINHO67 (Development and High Amenity Areas)
Decision Document Summary
The proposal at Newport Farm, Donabate, involves converting ground-floor stables into living space to serve an existing 1-bed residential unit located on the first floor of a former barn. The project also includes a dormer extension and a new wastewater treatment plant. The site is situated within a high-amenity coastal landscape. The Inspector notes that the first-floor residential use is unauthorised and breached a 2005 planning condition (F04A/1438) requiring the entire premises to remain a s...SOURCE PDFOpen Original
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