2660203

for the demolition of the existing two storey 2 bedroom detached derelict, uninhabited and uninhabitable residential dwelling and the construction of a new part two storey with a pitched roof and part single storey with a flat roof 5 bedroom detached dwelling, a new waste water treatment system and trenched percolation area and all necessary ancillary site development works the vehicular entrance is from an existing private lane

Refused

Core Refusal Reason

The proposed development was considered a significant departure from vernacular design principles for a sensitive elevated site, with further concerns regarding the impact of the N3 Virginia Bypass on farm connectivity and inadequate technical proposals for access and surface water management.

Decision Maker's Conclusion

  • The proposed replacement dwelling represents a significant departure from the vernacular design, form, and proportions of the existing structure, resulting in an unacceptable visual impact on a prominent, elevated hillside location.
  • The Preferred Transport Solution for the N3 Virginia Bypass is likely to sever existing access to the family farmyard, necessitating a review of the site's long-term connectivity and the suitability of the current location.
  • The existing access lane is in poor condition with steep gradients, and the application failed to provide sufficient technical details regarding surface water management and the design of the proposed soakaway system.

Cited Policies (CDP)

Section 12.13.2.8Objective RDR 01Objective RDR 03Section 12.13.2.2Objective SD 01Objective AS 01Objective AS 02Objective WTR 01Objective WTR 02Objective WTR 03Objective WTR 04Objective WTR 05Objective BT 01Objective BT 02

Decision Document Summary

The applicant sought permission for the demolition of a derelict two-storey dwelling and the construction of a significantly larger five-bedroom replacement dwelling at Bruse Hill, an elevated site of geological heritage significance. While the principle of a replacement dwelling was accepted, the Planning Authority raised serious concerns regarding the design's failure to integrate with the rural landscape and its departure from vernacular forms. Additionally, the site's proximity to the propos...
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