Core Planning Reasoning
The development is recommended for grant as it constitutes a legitimate replacement dwelling under Policy 5-15 and Section 4.2 of the Development Plan, and following revised proposals, is considered acceptable in terms of traffic safety, wastewater treatment, and residential amenity.
Decision Maker's Conclusion
- The proposal qualifies as a replacement dwelling because the original structure is substantially intact; therefore, the applicant is not strictly required to meet rural 'social need' criteria, though she has demonstrated local ties.
- Technical issues regarding poor sightlines at the junction and a high water table have been satisfactorily addressed through revised designs involving tiered retaining walls and a specialized low-pressure wastewater treatment system.
- The contemporary L-shaped design with timber cladding is considered visually subordinate to the rural landscape and will not negatively impact the operations of the adjacent farmyard or the nearby ringfort.
Cited Policies (CDP)
Policy 5-15Section 5.52Table 5.2Table 5.3Policy 5-11Appendix 6, Section 4.1Appendix 6, Section 4.2Tipperary County Development Plan 2022-2028
Decision Document Summary
This Inspector's Report evaluates a proposal for a replacement single-storey house and wastewater treatment system at Ballymalone More, Ballina, Co. Tipperary. The site is a 0.17ha corner plot containing two stone ruins, one of which was a former dwelling. Tipperary County Council granted permission, which was subsequently appealed by a third party (a neighboring farmer) concerned with housing need policy, traffic safety at a substandard junction, and potential interference with his farmyard and...SOURCE PDFOpen Original
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