Core Refusal Reason
The proposal failed to demonstrate a safe and compliant wastewater treatment system on a site with extreme groundwater vulnerability and proposed a two-storey design that does not adequately assimilate into the rural landscape.
Decision Maker's Conclusion
- The proposed Domestic Waste Water Treatment System (DWWTS) is unacceptable as it fails to meet minimum separation distances to the water table and bedrock, particularly given the site's location over a 'Regionally Important Karstified Aquifer' with 'Extreme' vulnerability.
- The two-storey dwelling design, scale, and massing are considered incompatible with the site's prominent nature and the prevailing single-storey typology of the immediate vicinity, failing to satisfy rural assimilation criteria.
- The application lacks essential technical validation, including valid percolation test sequencing, manufacturer specifications for the treatment system, and a site layout plan that accurately demonstrates all required separation distances and sightlines.
Cited Policies (CDP)
2.6 Settlement Hierarchy2.7 Settlement Strategy3.9 Rural Housing3.10 Rural Area TypesPolicy Objective PPH 3.137.8 Water Services12.7 Rural House Design Considerations12.9 Domestic Garages/Sheds12.24 Access and traffic safetyCounty Roscommon Rural Design Guidelines
Decision Document Summary
Robert Burke sought permission for a two-storey dwelling, domestic garage, and septic tank system on a 0.31-hectare greenfield site at Castlequarter, Ballinlough, Co. Roscommon. While the development is considered acceptable in principle within the 'Remaining Rural Areas' policy zone, the Planning Authority recommended that permission be deferred pending significant further information. The primary barriers to approval include the failure to prove the site can safely accommodate effluent disposa...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.