Core Refusal Reason
The proposed development involves the unjustified demolition of a vernacular dwelling and its replacement with a structure of excessive scale and height that constitutes overdevelopment and fails to demonstrate a local rural housing need.
Decision Maker's Conclusion
- The applicant failed to submit any documentation to demonstrate a genuine local rural housing need as required for a site located within an area designated as being under 'Strong Urban Influence'.
- The proposal to demolish the existing cottage materially contravenes Policy RH 11 and Policy RH 13 of the Laois County Development Plan 2021-2027, which seek to retain and sensitively restore vernacular dwellings rather than replace them.
- The scale, height, and form of the proposed 537sqm replacement dwelling are considered excessive for this rural location, resulting in a visually intrusive development that would seriously injure the visual amenities of the area.
Cited Policies (CDP)
Policy RH 11Policy RH 13Policy DM RH 1Appendix 7Policy VS 1National Policy Objective 19National Policy Objective 20Table 4.4
Decision Document Summary
The proposal seeks permission to demolish a modest 45.38sqm single-storey cottage at Morette, Emo, Co. Laois, and replace it with a large 537sqm two-storey contemporary dwelling. The site is situated in a rural area under strong urban influence. The Planning Authority determined that the proposal is unacceptable as it fails to justify the loss of a vernacular structure, lacks evidence of the applicants' local housing need, and introduces a building of a scale that is disproportionate to the site...SOURCE PDFOpen Original
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