Core Refusal Reason
The development was refused due to non-compliance with rural housing need criteria, substandard design and floor area, and the failure to provide a site-specific flood risk assessment for a site within a known flood zone.
Decision Maker's Conclusion
- The applicant failed to demonstrate a genuine rural housing need as per Policy 5-11, specifically because the applicant previously owned a dwelling in the open countryside.
- The converted garage and log cabin constitute a substandard, haphazard, and piecemeal form of development that fails to meet minimum floor area standards and does not harmonise with the existing environment.
- The site is located within a critical fluvial flood zone, and the absence of a site-specific Flood Risk Assessment means the proposal is prejudicial to public health and safety.
Cited Policies (CDP)
Policy 5-11Section 5.5.2Table 5.2Appendix 4Policy 11-9Standard 4.13Policy 5-9Policy 5-12
Decision Document Summary
Liam and Sinead Ryan sought retention permission for a converted domestic garage and attached log cabin as a self-contained residential unit, along with permission for a new effluent treatment system at Greenhills, Birdhill, Co. Tipperary. The site is located in an 'Area Under Urban Influence'. Tipperary County Council refused the application because the applicant did not satisfy rural housing need criteria due to prior home ownership, the structure's design and floor area were deemed substandar...SOURCE PDFOpen Original
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