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Permission for: (1) demolition of large existing farm building, (2) construction of new detached farm dwelling-house, (3) change of plan of existing farm house, to be ancillary in use to the proposed dwelling, (4) installation of new wastewater system, in lieu of existing defective septic tank system, and (5) all associated site works

Refused

Core Refusal Reason

The proposal was refused due to insufficient environmental assessment regarding a Special Area of Conservation, failure to demonstrate a local rural housing need, and the excessive scale of the dwelling which would negatively impact a High Value Landscape and Scenic Route.

Decision Maker's Conclusion

  • The lack of a Natura Impact Statement and bat survey means the Planning Authority cannot rule out significant adverse effects on the Sheep’s Head Special Area of Conservation, contrary to the Habitats Directive.
  • The applicant failed to establish a genuine local rural housing need, and the proposal does not qualify as a replacement dwelling because its scale and massing far exceed the original farm building.
  • The development would be a visually obtrusive feature in a High Value Landscape, detracting from the character of the coastal area and obstructing views from the S110 Scenic Route.

Cited Policies (CDP)

BE 15-2RP 5-5RP 5-29RP 5-22GI 14-9GI 14-12GI 14-13GI 14-14HE 16-19HE 16-21

Decision Document Summary

This application sought permission for the demolition of a farm building and the construction of a new dwelling at Gortnakilly, Kilcrohane, Bantry. The site occupies a sensitive coastal location within a High Value Landscape and partially within the Sheep’s Head Special Area of Conservation (SAC). The Planning Authority refused the application because the applicant provided insufficient scientific data to assess impacts on the SAC and failed to meet rural housing need criteria. Furthermore, the ...
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