Core Refusal Reason
Failure to demonstrate a rural-generated housing need in an 'Area under Urban Influence', combined with significant concerns regarding wastewater treatment suitability and a design that is incompatible with a 'Very High Value' landscape.
Decision Maker's Conclusion
- The applicants failed to provide sufficient documentary evidence or a completed Supplementary Application Form B1 to demonstrate a genuine rural-generated housing need as required for Rural Policy Zone A.
- The proposed design, by virtue of its scale, massing, and architectural language, is considered incompatible with the sensitive 'Very High Value' landscape character area and fails to adhere to the County Roscommon Rural Design Guidelines.
- Significant technical concerns remain regarding the onsite wastewater treatment system, specifically the proximity to a karst feature, the depth to bedrock, and the inability to inspect the trial hole during the initial site visit.
Cited Policies (CDP)
Table 3.2Rural Policy Zone ASection 3.10Section 7.8Section 12.7Section 12.24Policy Objective PPH 3.13Section 6.3Section 6.10
Decision Document Summary
The proposal involves the construction of a 296.41sqm storey-and-a-half dwelling and detached garage at Cloonmore, Tarmonbarry, within a landscape designated as 'Very High Value'. While the site is part of a family landholding, the Planning Authority determined that the applicants had not satisfactorily demonstrated a social or economic need to reside in this 'Area under Urban Influence'. Furthermore, the Planning Authority raised serious concerns regarding the visual impact of the proposed desi...SOURCE PDFOpen Original
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