2560153

Permission for development consisting of construction of; a) two-storey detached dwelling house, b) detached domestic garage, c) widening to south and adapting the existing farm gate entrance into two separate gate entrances for access to farm and to house, d) vehicular access driveway to serve the new house and garage, e) connecting to the existing road services, f) and all associated site works at

Refused

Core Refusal Reason

The proposed two-storey dwelling is considered to have excessive scale and massing for a visually sensitive 'Exceptional Value' landscape setting, failing to satisfactorily assimilate into the environment.

Decision Maker's Conclusion

  • The proposed two-storey design, scale, and massing are considered an inappropriate response to the visually sensitive local promontory and 'Exceptional Value' landscape setting.
  • The applicant failed to demonstrate that satisfactory sightlines in both directions could be achieved at the proposed new vehicular access point.
  • Insufficient evidence was provided to confirm the feasibility of connecting the proposed development to the public water supply and wastewater infrastructure.

Cited Policies (CDP)

Policy Objective PPH 3.13Section 12.7Landscape Character Area 16Cootehall Development Objective DO 1Section 6.3 of the County Roscommon Rural Design GuidelinesSection 4 of the County Roscommon Rural Design GuidelinesSection 6 of the County Roscommon Rural Design GuidelinesSection 7 of the County Roscommon Rural Design Guidelines

Decision Document Summary

Megan Finan sought permission for a two-storey detached dwelling, garage, and new site entrance at Knocknacarrow, Cootehall, Co. Roscommon. Although the site is located within the Cootehall Village Plan boundary, it is situated within a landscape character area classified as 'Exceptional Value'. The Planning Authority expressed serious concerns regarding the visual impact of the two-storey structure on a prominent site, the lack of demonstrated sightlines for traffic safety, and the absence of c...
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