2660086
Permission for development which consists of: retention permission and permission for works to dwellinghouse and associated site works at 46 Dalysfort Road, Salthill in the townland of Cappanaveagh. Retention of elements as follows: 1) Increase in total floor area of dwellinghouse from 268sqm (under Plg Ref. No. 17338) to 346sqm. 2) First floor dormer window constructed on the North elevation 3) 3 no windows constructed on the North elevation 4) First floor box frame window constructed on the East elevation plus an additional window 5) 2 no first floor box windows constructed on West elevation 6) First floor window to South elevation 7) Revised location of garage 8) Revised ground levels 9) Retaining wall to Eastern boundary 10) Septic Tank Permission for associated additional works as follows: 11) Associated site works including planted buffer zone with mature screening to prevent overlooking. 12) Works also to include the provision of a new four-stage waste water treatment system
Core Refusal Reason
The development was refused due to public health risks associated with an inadequate wastewater treatment system in an urban area and the detrimental impact on residential amenity caused by overlooking from unauthorized raised ground levels.
Decision Maker's Conclusion
- The applicant failed to demonstrate that the retention of the septic tank and the proposed wastewater treatment system comply with the EPA Code of Practice, posing a risk to public health in a built-up urban environment.
- The unauthorized increase in site levels creates significant overlooking of adjacent rear gardens and dwellings, which is not sufficiently mitigated by the proposed reduction in height or landscaping.
- While the Appropriate Assessment screening issues from previous applications were addressed, the core planning concerns regarding residential amenity and public health remain unresolved and consistent with previous refusal grounds.