2560104

Permission for: (A) Construction of 1 new single storey domestic dwelling, WWTS to EPA CoP 2021 EN 12566-3 with tertiary treatment system, (B) new site entrance, construction of new entrance piers, roadside drainage, (C) construction of new domestic garage & all other site works as required at

Refused

Core Refusal Reason

The Planning Authority recommended a request for Further Information (FI) due to concerns regarding the dwelling's design compatibility with the rural vernacular, the presence of unauthorized site works, and technical doubts over wastewater treatment adequacy.

Decision Maker's Conclusion

  • The proposed architectural design, specifically the window proportions and excessive wall massing, is inconsistent with the local rural vernacular and fails to respect the 'very high value' landscape character area.
  • The site contains an existing unauthorized entrance and access road not included in the development description, which requires clarification and regularization before permission can be considered.
  • The Environment Department has raised significant concerns regarding the technical suitability, location, and manufacturer specifications of the proposed wastewater treatment system and percolation area.

Cited Policies (CDP)

Section 3.9Section 3.10Section 7.8Section 12.7Section 12.24Chapter 2Chapter 3Chapter 7Chapter 12

Decision Document Summary

The proposal seeks permission for a single-storey dwelling, domestic garage, and wastewater treatment system on a greenfield site at Cloonfad, Co. Roscommon, situated within a 'very high value' landscape character area. While the development is considered acceptable in principle under Rural Policy Zone B, the Planning Authority has deferred a final decision by requesting Further Information. This request is necessitated by the design's failure to adhere to rural design guidelines, the omission o...
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