2560411

Permission for (i) construction of a new dwelling house and domestic garage, (ii) installation of wastewater treatment system/percolation area, (iii) the removal of the existing field entrance and relocation to create a new vehicular entrance to serve the domestic dwelling house, plus all ancillary works at

Refused

Core Refusal Reason

Failure to demonstrate that the development would not adversely affect the Natura 2000 network (Lough Ree SAC and SPA), alongside significant technical deficiencies in wastewater treatment, sightline provision, and visual integration.

Decision Maker's Conclusion

  • The Planning Authority is not satisfied that the proposed development would not have significant effects on the conservation objectives of the Lough Ree SAC and SPA, necessitating a Stage 2 Appropriate Assessment and Natura Impact Statement.
  • The wastewater treatment proposals are technically deficient, providing conflicting percolation data and failing to demonstrate adequate separation distances from groundwater in a regionally important aquifer.
  • The proposed dwelling design and landscaping are inadequate for the site's highly exposed and sensitive location, failing to adhere to rural vernacular principles and lacking sufficient screening for the lateral and rear boundaries.

Cited Policies (CDP)

Chapter 2: 2.6 Settlement HierarchyChapter 2: 2.7 Settlement StrategyChapter 3: 3.9 Rural HousingChapter 3: 3.10 Rural Area TypesChapter 7: Section 7.8 WaterChapter 12: 12.7 Rural House Design ConsiderationsSection 6.3 County Roscommon Rural Design Guidelines

Decision Document Summary

John Regan sought permission for a 342 sqm single-storey dwelling and wastewater system at Shanballymore, Ballyleague, located in a sensitive rural area near the shores of Lough Ree. While the proposal was considered acceptable in principle under 'Rural Policy Zone B', the application was refused due to the lack of a Natura Impact Statement to assess potential impacts on protected European sites. Additionally, the inspector cited unresolved issues regarding wastewater safety, sightlines traversi...
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