Core Planning Reasoning
Refusal is recommended due to potential adverse effects on the integrity of the Gweedore Bay and Islands SAC, visually intrusive design on an elevated ridge within an Area of Especially High Scenic Amenity, and negative impacts on the residential amenity of neighboring properties caused by its backland position and close proximity.
Decision Maker's Conclusion
- The submitted Natura Impact Statement (NIS) and its addendum do not sufficiently demonstrate that the removal of grassland/duneland transition habitat will not adversely affect the integrity of the Gweedore Bay and Islands SAC (Site Code: 001141).
- The proposed design is not 'site-led' and fails to integrate with the landscape; its position on the highest point of the site with a deep plan and shallow roof pitch would be visually intrusive in an Area of Especially High Scenic Amenity.
- The backland positioning and close proximity to shared boundaries would cause a significant reduction in the privacy and residential amenity of the adjoining property, contrary to proper planning and sustainable development.
Cited Policies (CDP)
Donegal Development Plan 2024-2030Policy L-P-1RH-0-1Rural Housing Policy RH-P-2Policy RH-P-9Policy L-P-8Rural Housing Location, Siting and Design Guide (DCC)
Decision Document Summary
The application seeks planning permission for a single-storey L-shaped house and a tertiary wastewater treatment system on a 0.21ha backland site on Cruit Island, Co. Donegal. Located within the Donegal Gaeltacht and an Area of Especially High Scenic Amenity, the site is also primarily situated within the Gweedore Bay and Islands SAC. While the Planning Authority granted permission subject to 16 conditions, a third-party appeal raised concerns regarding visual impact, residential privacy, and ec...SOURCE PDFOpen Original
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