2560301

Planning permission: 1. to demolish existing dwelling house and domestic sheds, 2. to construct new replacement house and domestic garage, 3. to install upgraded treatment system and percolation area, 4. to define new site boundaries with new post & rail fences with native hedgerow to east and south boundaries and all ancillary site development works at

Refused

Core Refusal Reason

The proposal failed to demonstrate the structural necessity for demolition, proposed a replacement dwelling of excessive scale and massing, and did not provide evidence of safe sightlines onto a national road.

Decision Maker's Conclusion

  • The applicants failed to provide a structural report from a qualified practitioner to prove the existing dwelling is not capable of being made structurally sound, which is a requirement for replacement dwellings under Section 3.10 of the Development Plan.
  • The proposed replacement dwelling is considered to have excessive scale and massing (250sqm vs 58sqm) that is discordant with the original structure and fails to integrate into the prominent and exposed site.
  • Adequate sightlines of 215 metres at the existing entrance onto the N60 national road were not demonstrated, leading to concerns regarding traffic safety and the intensification of access onto a national secondary route.

Cited Policies (CDP)

Section 3.10Policy Objective PPH 3.13Policy Objective PPH 3.17Section 12.7Section 12.24Figure 12.4Sections 6.3 to 6.11 of the County Roscommon Rural Design Guidelines

Decision Document Summary

The proposal sought to demolish a derelict dwelling and sheds at Clooeenbaun, Roscommon, to be replaced by a significantly larger part two-storey house (ca. 250sqm) and a domestic garage. Located on the N60 National Road within 'Rural Policy Zone A', the application was scrutinized for its impact on traffic safety and rural character. The Planning Authority determined that the design was of an inappropriate scale for the site and that the applicants had not sufficiently justified the demolition ...
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