2660199

to erect a dormer dwelling, treatment plant, percolation area, new entrance and all associated site works

Refused

Core Refusal Reason

Failure to demonstrate a rural-generated housing need in a 'Stronger Rural Area' and concerns regarding the impact on residential amenity due to overlooking and inadequate site integration.

Decision Maker's Conclusion

  • The applicant failed to provide a Rural Housing Application Form or sufficient evidence to substantiate a rural-generated housing need within a 'Stronger Rural Area' as defined by the Cavan County Development Plan 2022-2028.
  • The proposed dwelling design and siting, specifically the inclusion of a first-floor window facing south-east and the lack of topographical cross-sections, presented an unacceptable risk of overlooking and overbearing impact on the residential amenities of adjoining properties.
  • The application lacked critical technical data, including accurate separation distances for the wastewater treatment system and precise finished floor levels, preventing a comprehensive assessment of the development's impact on public health and the surrounding landscape.

Cited Policies (CDP)

Section 12.13.2RH 01RH 02RH 03RH 04RH 05RH 06RH 07RH 08RH 09RH 10RH 11Section 12.13.2.1SRA 01SRA 02Section 12.13.2.2RHD 01RHD 02Section 12.13.2.3WTR 01WTR 02WTR 03WTR 04WTR 05Section 12.13.2.5WQG 01WQG 02WQG 03WQG 04WQG 05WQG 06WQG 07WQG 08WQG 09Section 12.13.2.6AS 01AS 02AS 03Section 12.13.2.7BT 01BT 02Section 12.13.2.9RD 01Section 12.13.2.10SD 01Chapter 12.12.2Chapter 13.4.9Chapter 13.5.5

Decision Document Summary

Michael McIntyre proposed the construction of a dormer dwelling, wastewater treatment system, and a new entrance at Glasleck, Shercock, Co. Cavan. The site is located in a 'Stronger Rural Area' characterized by existing one-off housing and agricultural land. Although the planner viewed the site as a potential infill opportunity, the application was refused due to the applicant's failure to demonstrate a legitimate rural housing need. Furthermore, the Planning Authority determined that the propos...
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