Core Refusal Reason
The proposal fails to meet rural housing need criteria in a Greenbelt area, involves the demolition of a non-intact ruin in a High Value Landscape, and lacks necessary environmental screening for a nearby Special Area of Conservation.
Decision Maker's Conclusion
- The existing structure is not considered substantially intact, and the scale of the proposed replacement is inappropriate for a High Value Landscape and conflicts with the protection of vernacular buildings.
- The applicant failed to substantiate a genuine rural-generated housing need or a specific local connection required to qualify for an exception to the restrictive Greenbelt policies.
- Due to the lack of a site-specific Habitats Directive Screening Report, the Planning Authority cannot rule out significant adverse impacts on the integrity of the Roaringwater Bay and Island SAC.
Cited Policies (CDP)
RP 5-30HE 16-19RP 5-4BE 15-2
Decision Document Summary
This application proposed the demolition of a ruinous dwelling and the construction of a replacement house at Croagh, Schull, Co. Cork. The site is located within the Schull Town Greenbelt and a designated High Value Landscape in close proximity to the Roaringwater Bay and Island SAC. The local authority refused the application because the ruin was not sufficiently intact to warrant replacement, the applicant did not demonstrate a qualifying rural housing need, and the submission lacked the requ...SOURCE PDFOpen Original
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