2660076
Permission for the development will consist of the renovation of an existing, single-storey derelict dwelling, and the construction of a new single storey extension, into a family home (with carport). The proposed works also involve the demolition of an existing lean-to on the road’s edge; to improve the existing site entrance sight lines and visibility; a new wastewater treatment system and percolation area; and a new bored well, together with all associated site development works.
Core Refusal Reason
The proposal failed to meet rural housing 'Local Needs' criteria for a new dwelling in an area under strong urban influence, as the existing structure was deemed ruinous rather than a refurbishable dwelling, and the proposed wastewater treatment system failed percolation standards.
Decision Maker's Conclusion
- The existing stone structure is considered a ruin rather than a dwelling capable of renovation, meaning the proposal is assessed as a new rural house requiring the applicant to demonstrate compliance with Local Needs criteria, which was not provided.
- Granting permission would set an undesirable precedent for circumventing rural housing policy in Rural Policy Zone 2, an area identified as being under strong urban influence.
- The proposed wastewater treatment system is non-compliant with the EPA Code of Practice due to failed percolation tests, posing a significant risk of effluent ponding and public health hazards.