Core Planning Reasoning
The proposal was refused due to its unacceptable visual impact within a designated Heritage Landscape, potential for significant adverse effects on protected European sites (SAC and SPA), excessive risks from coastal erosion and tidal flooding, and failure to demonstrate safe traffic sightlines.
Decision Maker's Conclusion
- The proposed storey-and-a-half dwelling is excessive in scale and massing for this sensitive coastal location, failing to integrate with the established single-storey cottage vernacular or protect the character of the Heritage Landscape.
- The site is highly vulnerable to coastal erosion and tidal flooding; residential development in this location would endanger the health and safety of future occupants and contravene sustainable development policies.
- The applicant failed to provide necessary technical documentation, specifically a Natura Impact Statement to address potential impacts on the Carrowmore Point to Spanish Point and Islands SAC and Mid Clare Coast SPA, and detailed drawings demonstrating adequate traffic sightlines.
Cited Policies (CDP)
Objective CDP14.5 (Heritage Landscapes)Objective CDP15.3 (European Sites)Objective CDP13.11 (Coastal Erosion and Flooding)Objective CDP2.6 (Flood Risk Assessment and Management)Objective CDP2.7 (Coastal Erosion and Flooding)Objective CDP14.6 (Seascape Character Areas)Section A1.6.2 of Appendix 1 (Sight Distances)Volume 3d (Quilty Settlement Plan)
Decision Document Summary
This report evaluates an appeal for a 165sqm, 6.8m high dwelling on a coastal infill site in Quilty, Co. Clare. While the site is zoned 'Existing Residential', it is situated in a highly sensitive 'Heritage Landscape' and is partially within or adjacent to the Carrowmore Point to Spanish Point and Islands SAC and the Mid Clare Coast SPA. The Inspector argues that the development is visually prominent and lacks the necessary contextual integration required by the Clare County Development Plan 202...SOURCE PDFOpen Original
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