Core Refusal Reason
The proposed development, by reason of its proximity, scale, massing, and design within the curtilage of a Protected Structure (WCC1372), would seriously detract from its architectural character and setting, appearing as a dominant and overbearing element that obstructs important vistas.
Decision Maker's Conclusion
- The construction of a dwelling in this location would significantly impair the setting of the Protected Structure by restricting its visibility from the public road.
- While initial concerns regarding wastewater capacity were raised by the Planning Authority, subsequent evidence from Uisce Éireann confirmed that capacity is currently available to serve the development.
- The development is fundamentally incompatible with the character of the heritage asset and contrary to the specific conservation objectives (BH06 and BH07) of the County Development Plan.
Cited Policies (CDP)
Wexford County Development Plan 2022-2028Objective BH06Objective BH07Section 13.4.1Section 4.3.8Volume 13.6.3Section 4.7Section 6.2.6Section 4.3.6Objective RS15
Decision Document Summary
This appeal concerns a proposal by David Ryan for a contemporary 150sqm two-story dwelling within the curtilage of 'Rosslare Cottage' (also known as Shell House), a Protected Structure in Rosslare, Co. Wexford. The Planning Authority originally refused permission on three grounds: wastewater capacity, heritage impact, and lack of technical data on drainage/footpaths. During the appeal process, the Inspector noted that Uisce Éireann clarified that wastewater capacity exists and that drainage issu...SOURCE PDFOpen Original
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