Core Refusal Reason
Failure to demonstrate a genuine rural housing need in a 'Rural Policy Zone A' area, combined with an inappropriate two-storey design that fails to integrate into the elevated landscape and conflicts with local design guidelines.
Decision Maker's Conclusion
- The applicants failed to provide sufficient evidence of a demonstrable economic or social need to reside in a 'Rural Policy Zone A' area under urban influence as required by the County Development Plan.
- The proposed two-storey dwelling is considered visually intrusive on an elevated site and fails to reflect the prevailing vernacular architectural language or the design principles advocated in the County Roscommon Rural Design Guidelines.
- The proposal lacks technical compliance regarding wastewater treatment standards (EPA COP 2021), public water connection requirements, and the protection of a recorded archaeological monument (RO036-016) located on the site.
Cited Policies (CDP)
Table 3.1Table 3.2Policy Objective ITC 7.39Chapter 2Chapter 3Chapter 7Chapter 12County Roscommon Rural Design Guidelines
Decision Document Summary
This application sought permission for a large two-storey dwelling and detached garage on an elevated 1.04 ha site in Ballinwully, Co. Roscommon. The site is located within 'Rural Policy Zone A', an area under urban influence where strict rural housing need criteria apply. The Planning Authority recommended a deferral (pending further information) because the applicants failed to substantiate their local housing need, the proposed design was deemed too bulky and visually prominent for the landsc...SOURCE PDFOpen Original
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