236406
Development to existing coach house, stables, outbuildings and courtyard – a protected structure (RPS 2198) – with change of use to provide single family dwelling. Construction works to include a single storey entrance lobby with carport, a dormer window and timber balcony to north façade and provision of a new well to the south of existing buildings, new septic tank and percolation area to north of existing buildings and associated site work. Conservation works include some minor modifications to existing opes, replacement windows and doors, conserved and replaced natural slate roofs with new skylights, modification of ground line south of existing buildings to facilitate access, and internal refurbishment and modifications
Core Refusal Reason
The Planning Authority initially refused permission due to a lack of a Confirmation of Feasibility from Uisce Éireann regarding wastewater and water capacity and connection levels; however, the Inspector recommends a grant, citing the restoration of a protected structure as a significant planning gain.
Decision Maker's Conclusion
- The proposed development provides for the restoration and active reuse of a semi-derelict Protected Structure, which is a key objective of the Development Plan and represents a significant planning gain.
- The minor scale of the project (a single dwelling unit) is unlikely to place undue pressure on public infrastructure, especially as Uisce Éireann's capacity register indicates 'spare capacity' in the Fermoy network.
- Outstanding technical engineering matters regarding sewer connection levels and connection agreements can be appropriately managed via pre-commencement planning conditions rather than warranting a refusal.