Core Refusal Reason
The applicant failed to demonstrate a functional economic or social need to reside in an Area of Special Control (Policy SSP-27), coupled with significant concerns regarding the dwelling's design proportions and the excessive height of the proposed garage.
Decision Maker's Conclusion
- Insufficient information was provided to demonstrate that the applicant meets the 15-year local residency requirement for an Area of Special Control as defined under Policy SSP-27.
- The proposed dwelling design is considered substandard due to an inappropriate wall-to-roof ratio and the excessive use of protruding gables and mid-roof dormers, which are contrary to rural design standards.
- The proposed domestic garage, at 6.055m, exceeds the 5m height limit set by Policy DMS-57, and the applicant has not demonstrated the lack of alternative sites outside the Area of Special Control.
Cited Policies (CDP)
Policy SSP-27DMS-48DMS-57Chapter 2Chapter 13
Decision Document Summary
This application relates to a proposed dormer-style dwelling and garage at Erry Armstrong, Clara, Co. Offaly, situated within an 'Area of Special Control' on the R436 restricted regional road. The Planning Authority identified significant deficiencies in the proposal, primarily the applicant's failure to substantiate a local rural housing need under Policy SSP-27. Furthermore, the design of the dwelling was found to be poorly proportioned with an unsatisfactory wall-to-roof ratio, and the propos...SOURCE PDFOpen Original
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