Core Refusal Reason
The Planning Authority refused permission on the grounds that the site area of 0.163ha was below the 0.2ha minimum required under Section 8.3.1 of the Wexford County Development Plan 2022-2028 for developments served by private wastewater treatment systems, thus being prejudicial to public health.
Decision Maker's Conclusion
- The proposed development aligns with national 'Compact Growth' objectives by providing infill housing within a designated Level 3b Strategic Settlement, facilitating more efficient land use.
- While the site is below the 0.2ha threshold in the Development Plan, it meets all technical requirements and separation distances specified in the EPA Code of Practice 2021 for domestic wastewater treatment.
- The contemporary design, massing, and access arrangements are considered appropriate for the village location and will not negatively impact residential amenity or traffic safety.
Cited Policies (CDP)
Wexford County Development Plan 2022-2028Section 8.3.1 (Volume 2)Table 3-2 (Volume 1)Section 3.6.4 (Volume 1)Objective TV36 (Volume 1)Section 8.8 (Volume 1)Section 3.8 (Volume 2)Section 6.2.5 (Volume 2)
Decision Document Summary
The application seeks permission for a contemporary two-storey, three-bedroom dwelling house with a flat-roofed design and a detached garage on a 0.163ha backland site in Coolgreany village. The site currently forms part of the rear garden of an existing dwelling. Wexford County Council refused permission solely based on a policy requiring a minimum of 0.2ha for private wastewater systems. On appeal, the Inspector notes a misalignment between local policy and the EPA Code of Practice, which does...SOURCE PDFOpen Original
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