Core Refusal Reason
The proposed two-storey dwelling would break the skyline on an elevated and exposed site, causing adverse visual impact, and the application failed to demonstrate technical compliance with EPA wastewater treatment standards regarding trial hole depth and well separation distances.
Decision Maker's Conclusion
- The proposed two-storey design is considered unsuitable for the elevated and exposed site as it would break the skyline and negatively impact the landscape character and visual amenity of the area.
- The site characterisation is deficient as the trial hole depth of 2.6m does not meet the 3m requirement for a regionally important aquifer, and the proposed number of percolation pipes exceeds EPA Code of Practice limits.
- The applicant failed to provide a revised layout plan clearly demonstrating that required separation distances between the wastewater treatment system and both proposed and neighboring wells are maintained.
Cited Policies (CDP)
Section 11.1.4Policy H 28Section 7.11.2Policy H30Policy L 02Section 8.6Section 9.4
Decision Document Summary
Clodagh Murphy sought planning permission for a two-storey dwelling, garage, and wastewater treatment system at Whitefield, Annestown, Co. Waterford, a site zoned as 'White Lands' and located within an 'Area Under Strong Urban Influence'. While local housing need was established, the Planning Authority determined that the two-storey design would be unduly obtrusive on the elevated skyline. Furthermore, technical deficiencies in the wastewater treatment proposals, including insufficient trial hol...SOURCE PDFOpen Original
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