Core Refusal Reason
The proposal failed to demonstrate a genuine rural housing need given the availability of alternative family-owned lands zoned for residential use, and would cause significant adverse visual impact on the setting and protected views of the Rock of Cashel.
Decision Maker's Conclusion
- The applicant failed to demonstrate that no suitable alternative sites were available within the family landholding, specifically on residentially zoned lands, which is a requirement for development along a Strategic Regional Road under Policy HSG 7 and Policy 5-13.
- The proposed development would result in a significant adverse impact on designated scenic views (View 03, 05, and 04) and the wider setting of the Rock of Cashel, a site of national importance on the UNESCO World Heritage tentative list.
- Granting permission would set an undesirable precedent for similar developments in a zone of high visual sensitivity and would contravene policies intended to protect the landscape character and the carrying capacity of the regional road network.
Cited Policies (CDP)
Policy HSG 7Policy HSG 8Policy ENV 4Policy ENV 8Policy ENV 9Policy ENV 14Policy ENV 15Policy INF 6Policy INF 7Policy INF 8Policy DM 1Policy 4-1Policy 5-2Policy 5-13Policy 11-16View 03View 05View 4
Decision Document Summary
The applicant sought permission for a traditional-style H-shaped single-storey dwelling, a wastewater treatment system, and a new entrance at Deansgrove, Cashel, on agriculturally zoned lands. The site is located along the R-639 Strategic Regional Road and within a zone of High Visual Sensitivity with protected views of the Rock of Cashel. The local authority refused the application primarily because the applicant did not satisfy rural housing need criteria, as alternative family-owned lands zon...SOURCE PDFOpen Original
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