Core Planning Reasoning
The Inspector recommends granting permission (overturning the partial refusal) because the extension is proportionate in scale, acceptable within the sensitive coastal landscape due to existing natural screening, and the revised three-bedroom layout complies with the capacity of the permitted wastewater treatment system.
Decision Maker's Conclusion
- The contemporary extension is proportionate in scale and integrates with the existing dwelling, with its visual impact mitigated by the site's lower topography and mature boundary screening.
- Revised plans submitted during the appeal reduce the bedroom count to three, ensuring the wastewater treatment system permitted under PA20231490 has sufficient capacity to meet EPA 2021 standards.
- The proposed development facilitates the necessary modernization of an existing 1970s dwelling and is consistent with the proper planning and sustainable development of the coastal area.
Cited Policies (CDP)
Wexford County Development Plan 2022-2028Section 3.4 Volume 2 (Extensions to Dwelling Houses)Objective L05 Volume 7 (Landscape Character)Section 4.9.4 (Refurbishment and Replacement of Rural Dwellings)Objective SH48 (Refurbishment of non-vernacular dwellings)Objective WW11 (Wastewater Treatment)Section 3.1 (Single dwellings in rural areas)Section 3.2 (Domestic garages and stores)
Decision Document Summary
The proposal involves the construction of a 98sqm two-storey contemporary extension and a 23sqm garage at a site in Tinnaberna, Co. Wexford, which currently houses a 94sqm bungalow from the 1970s. The site is located in a highly sensitive coastal landscape near Tinnaberna Beach. Wexford County Council originally issued a split decision, granting the garage but refusing the extension due to concerns over scale, massing, and wastewater capacity. Upon appeal, the Inspector found that the extension'...SOURCE PDFOpen Original
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