Core Refusal Reason
The proposed development is located within Flood Zone A and fails to demonstrate a viable wastewater treatment solution due to high water table levels.
Decision Maker's Conclusion
- The development is located within Flood Zone A, where 'Highly Vulnerable Development' is considered inappropriate and should be avoided according to national Flood Risk Management Guidelines.
- The proposed wastewater treatment system is technically non-compliant as the high water table (800mm BGL) prevents achieving the minimum required depth of unsaturated soil specified in the EPA Code of Practice 2021.
- The application contains conflicting flood risk data and lacks sufficient detail regarding separation distances and the feasibility of connecting to public water infrastructure versus a private group scheme.
Cited Policies (CDP)
Chapter 2: Core Strategy & Settlement Policy2.6: Settlement Hierarchy2.7 Settlement StrategyChapter 3: People, Places & Houses3.9 Rural Housing3.10 Rural Area TypesChapter 7: Infrastructure, Transport & CommunicationSection: 7.8 WaterChapter 12: Development Management12.7 Rural House Design ConsiderationsPolicy Objective ITC 7.39
Decision Document Summary
The applicant, Keith Murray, proposed the construction of a single-storey dwelling and detached garage at Cappahuse, Ballydangan, Co. Roscommon. While the site is located in a rural area where housing is acceptable in principle, the Planning Authority identified significant environmental constraints. Specifically, the site is located within Flood Zone A, and technical assessments revealed a high water table that precludes a compliant wastewater treatment system. Due to these critical issues rega...SOURCE PDFOpen Original
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