2660321

development which will consist of permission for the construction of a new dwelling (181.71 sq m) and domestic garage (40 sq m). Permission is also sought for the installation of a wastewater treatment system and percolation area, and permission to upgrade the existing agricultural entrance to a domestic entrance and all associated site works

Refused

Core Refusal Reason

The proposed development was refused due to its extremely elevated and visually exposed location, which would result in a prominent and intrusive feature on the skyline that fails to integrate with the sensitive rural landscape.

Decision Maker's Conclusion

  • The site occupies an exceptionally elevated position close to the crest of a hill, making the proposed dwelling a visually intrusive feature that would dominate the rural skyline and be visible from long distances.
  • The design and scale of the part two-storey dwelling, combined with the proposed material palette, fail to utilize the natural topography or landscape features to assimilate the structure into its surroundings.
  • Granting permission would set an undesirable precedent for similar prominent developments in elevated rural locations, undermining the Westmeath County Development Plan's objectives for protecting rural landscape character and visual amenity.

Cited Policies (CDP)

CPO 9.1CPO 9.2CPO 16.32

Decision Document Summary

James Greene sought planning permission for a 181.71 sq m dwelling and 40 sq m garage at Knightswood, Ballinafid, Co. Westmeath, on a site located immediately outside the Lough Owel High Amenity Area. While the applicant appeared to meet local housing need criteria, the proposal was refused because the site is situated on a highly elevated ridge with a 30-metre level difference from the road. The Planning Authority concluded that the development would be a prominent, intrusive feature on the sky...
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