Core Refusal Reason
The application was refused due to the applicant's failure to demonstrate a local rural housing need in an area under strong urban influence, combined with inappropriate modular design in a high amenity area, significant flood risk, and a lack of necessary environmental and infrastructural assessments.
Decision Maker's Conclusion
- The applicant failed to demonstrate a genuine rural housing need as required by CPO 9.1 for a site located within a designated 'Rural Area Under Strong Urban Influence'.
- The proposed modular dwelling and garage design are considered visually un-integrated and incongruous within the landscape, particularly given the site's proximity to the Lough Ree Area of High Amenity.
- The proposal lacks critical technical documentation, including a site-specific Flood Risk Assessment for a site located in Flood Zones A and B, an Appropriate Assessment screening report for nearby Natura 2000 sites, and evidence of a feasible public water connection.
Cited Policies (CDP)
CPO 9.1CPO 16.32CPO 16.33CPO 16.34CPO 10.105CPO 10.106CPO 12.7
Decision Document Summary
Michael Powell sought permission for a 69sqm modular dwelling and a 39sqm garage at Galvin’s Boreen, Glasson, Co. Westmeath. The site is located in a rural area under strong urban influence and abuts the Lough Ree Area of High Amenity. Westmeath County Council refused the application on five grounds: failure to meet local housing need criteria, poor design quality that would injure the visual amenities of the area, location within a high-risk flood zone without a supporting assessment, lack of a...SOURCE PDFOpen Original
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