Core Refusal Reason
The development failed to demonstrate compliance with environmental protection standards regarding the River Suck Callow SPA, failed to meet minimum residential floor area requirements for apartments, and proposed 'highly vulnerable development' within a high-probability flood zone without a site-specific assessment.
Decision Maker's Conclusion
- The Planning Authority is not satisfied that the development would not have significant effects on the River Suck Callow SPA (Site Code: 004097), requiring a Stage 2 Appropriate Assessment and Natura Impact Statement.
- The proposed residential units, specifically Townhouse 2, fail to meet the minimum floor area requirements of 63m2 for a 2-bedroom unit as set out in the Planning Design Standards for Apartments (2025).
- The site is located within a high-probability fluvial flood zone, and the proposal for 'highly vulnerable' residential development lacks a Site Specific Flood Risk Assessment and Justification Test.
Cited Policies (CDP)
Section 2.6Chapter 7: Infrastructure, Transport & CommunicationSection 7.4: Road Transportation and MovementSection 7.8: Water ServicesChapter 12: Development Management StandardsSection 12.8: House Extensions (Urban and Rural)Table 12.1Volume II, Section 3.2: Athleague VillageDevelopment Objective Athleague DO 1
Decision Document Summary
The application sought permission for the change of use of a vacant shop and dwelling on Main Street, Athleague, Co. Roscommon, into two residential townhouses, including a rear extension and garage demolition. While the principle of redeveloping a vacant building in the village core was welcomed, the proposal was refused due to its proximity to a protected European site (River Suck Callow SPA) without an accompanying Natura Impact Statement. Furthermore, the development failed to meet national ...SOURCE PDFOpen Original
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