22/15

Restoration and refurbishment of an existing historical boathouse and associated buildings. The proposed development will comprise a boat-store, workshop, changing room/toilet, packaged wastewater treatment system and associated retaining structure, landscaping, and all ancillary site development works. Access to the boathouse will be via the existing local road network off the R592

Refused

Core Refusal Reason

Potential negative impact on a Special Area of Conservation (SAC) due to insufficient environmental assessment and adverse visual impacts on a High Value Landscape.

Decision Maker's Conclusion

  • The absence of an Appropriate Assessment and Natura Impact Statement means the Planning Authority cannot rule out significant negative effects on the adjoining Roaringwater Bay and Islands SAC, particularly regarding the wastewater treatment system.
  • The proposed development's siting, scale, and design would be visually obtrusive in a High Value Landscape and would negatively impact the residential amenity of the adjoining private residence.
  • The proposal materially contravenes Cork County Development Plan policies RCI 6-1 and GI 6-1, which require new buildings to respect the character of existing places and fit appropriately into the landscape.

Cited Policies (CDP)

RCI 6-1GI 6-1

Decision Document Summary

The proposal sought the restoration and refurbishment of a historical boathouse at Coosheen, Schull, located in a High Value Landscape adjoining the Roaringwater Bay and Islands SAC. The application was refused because the applicant failed to provide an Appropriate Assessment or Natura Impact Statement to address potential environmental impacts on the SAC from the proposed wastewater system. Furthermore, the Planning Authority determined that the development would be visually intrusive from Schu...
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