2660131
(i) demolition of the existing single-storey detached dwelling and associated structures on the site; (ii) construction of a new detached, single-storey replacement dwelling, incorporating an internal courtyard, a combination of pitched roof forms with limited flat roof elements; (iii) works to the existing private laneway and site entrance, including upgrading of the internal driveway and on-site circulation areas; (iv) all associated site works, including boundary treatments, landscaping, planting, terraces, drainage, foul and surface water services, on-site wastewater treatment system, water supply, and; (v) all ancillary development works necessary to facilitate the proposed development. A Natura Impact Statement (NIS) accompanies the application.
Core Refusal Reason
The proposed development was refused primarily due to its inappropriate location in a highly sensitive coastal landscape and its potential adverse impact on the integrity of the Helvick Head to Ballyquin Special Protection Area (SPA).
Decision Maker's Conclusion
- The proposed dwelling is located in a 'Most Sensitive' coastal landscape and its siting near the cliff edge would be visually intrusive, detracting from Protected View No 28 and setting an undesirable precedent for coastal encroachment.
- The development fails to qualify as a replacement dwelling under Policy H32 because it involves a material relocation of over 300 metres from the original footprint into a more sensitive area, resulting in unjustified coastal creep.
- Under the precautionary principle, it has not been demonstrated beyond reasonable scientific doubt that the project would not adversely affect the integrity of the Helvick-Ballyquin SPA, specifically regarding the conservation objectives for the Chough.