SD26A/0100W
An extended replacement 7No. bed dormer/single storey dwelling with dormer family flat and 2No. home base offices, set out in blocks, pursuant to the substantial demolition without planning permission of pre-existing dormer/single storey dwelling, relocated vehicular access via shared communal area, 1.450m high internal retaining wall, precast concrete septic tank and percolation area and permission sought for proposed dormer connecting link between blocks, entrance, front (north) boundary treatment, landscaping works, Suds, adjust existing percolation area to be within 3m of eastern boundary and remaining ancillary site works/services.
Core Refusal Reason
The proposal fails to meet rural housing policies for the Dublin Mountains (HA-DM zone) regarding replacement dwellings, scale, and environmental protection, while also posing a public health risk due to uncertified wastewater treatment.
Decision Maker's Conclusion
- The development fails to satisfy mandatory criteria for replacement dwellings in the HA-DM zone, as it does not align with the original footprint or scale and lacks a demonstrated genuine need or link to the area's amenity or agricultural use.
- The on-site wastewater treatment system poses a significant public health risk because it was not installed or assessed by appropriately qualified professionals, failing to meet EPA and building standards.
- The excessive scale, massing, and intrusive site works, including cut and fill platforms, negatively impact the landscape, natural contours, and ecology of the Dublin Mountains, representing unsustainable development.