2560389

Retention and completion of an existing partially constructed single storey dwelling house and revised vehicular entrance. The dwelling and entrance were originally granted planning permission under planning reference number 18712 (Permission sought for alterations and extension to an existing single storey cottage, demolition of an existing outbuilding, new vehicular entrance, wastewater treatment unit and percolation area) and all associated works. Note all foul and surface water drainage details as per those granted and installed on foot of planning reference number 18712. *Significant Further Information Received on 10/10/2025*

Refused

Core Refusal Reason

The unjustified demolition of a structurally sound vernacular dwelling and its replacement with a significantly larger structure that fails to meet replacement dwelling criteria and creates traffic safety concerns due to inadequate sightlines.

Decision Maker's Conclusion

  • The demolition of the original vernacular dwelling was unjustified as it was previously deemed structurally sound, and its loss materially contravenes policies BHC 42 and HOU 48 regarding the preservation of rural built heritage.
  • The original structure was considered derelict and did not constitute a 'habitable house' under Section 2 of the Planning & Development Act 2000, meaning it did not qualify for a replacement dwelling under policy HOU 51.
  • The proposed development fails to demonstrate safe sightlines at the entrance without significant loss of mature roadside boundaries, creating a traffic hazard and contravening policy HOU 47.

Cited Policies (CDP)

HOU 48BHC 42Section 13.9.12Section 3.19HOU 50HOU 51Section 13.9.13HOU 47Section 13.9.4Section 13.9.14

Decision Document Summary

This application sought retention and completion of a 226.5sqm single-storey dwelling and revised entrance at Whiteriver, Collon, Co. Louth, following the unauthorized demolition of a 123sqm vernacular cottage. Although the cottage was previously deemed suitable for renovation, it was entirely removed and replaced with a much larger dwelling. The Planning Authority refused permission because the demolition of a heritage asset was unjustified, the replacement dwelling failed to meet habitability ...
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