Core Refusal Reason
The proposal was refused because the applicant failed to demonstrate a genuine rural-generated housing need, the development would be visually obtrusive in a highly sensitive coastal landscape, and the access road and junction are substandard, posing a traffic hazard.
Decision Maker's Conclusion
- The applicant failed to provide sufficient documentary evidence to satisfy the rural settlement strategy, specifically failing to prove 15 years of residency in the locality or a viable, location-dependent business case.
- The proposed development would constitute an unduly obtrusive feature in a landscape designated as having 'Exceptional Value' and 'High Sensitivity', thereby contravening visual amenity objectives of the Development Plan.
- The laneway serving the site and its junction with the R128 are inadequate in terms of width, alignment, and sightlines, and the development would therefore endanger public safety by reason of traffic hazard.
Cited Policies (CDP)
RU Zoning ObjectiveTable 3.5 (Criteria for Eligible Applicants)Policy SPQHP45Policy SPQHP46Section 3.5.15Section 3.5.15.3Objective SPQHO80Objective GINHO59Objective DMSO41Objective GINHO56Objective SPQHO54Objective SPQHO55Objective SPQHO71Objective SPQHO72Objective SPQHO75Objective SPQHO90Objective SPQHO91Chapter 14 (Development Management Standards)
Decision Document Summary
The application by Niall Jones involves the construction of a 3-bedroom detached house and a stable block on a 1.14-hectare site at Ballustree, Rush, Co. Dublin. The site is located within a rural area zoned 'RU' and is characterized as a highly sensitive coastal landscape. The Inspector's primary arguments for refusal center on the 'Rural Settlement Strategy'. The applicant did not meet the criteria for a rural-generated housing need as the provided evidence of local residency was insufficient ...SOURCE PDFOpen Original
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