2560088

(a) the conversion and extension to the front of the existing detached single storey side garage to a self-contained family flat to consist of one bedroom, WC and a living / dining area to also include the addition of 3no. rooflights to the existing roof. (b) The relocation of the existing vehicular access to the front. (c) The development is to include for internal alterations, all associated site works, landscaping and drainage

Refused

Core Refusal Reason

The applicant failed to demonstrate a functional social or economic need for a rural dwelling or justify the 'family flat' under development plan standards, alongside concerns regarding traffic safety and inadequate wastewater treatment.

Decision Maker's Conclusion

  • The proposal fails to meet the housing need criteria for a rural dwelling or the specific standards for an independent living unit, representing unnecessary development in an Area of Outstanding Natural Beauty.
  • The development would rely on an outdated 1974 septic tank system without evidence of necessary upgrades, posing a risk to public health and contravening wastewater policies for multi-house developments.
  • Inadequate information was provided regarding sightlines, entrance gradients, and surface water management, leading to the conclusion that the development would create a serious traffic hazard on the R755.

Cited Policies (CDP)

CPO 4.10CPO 4.14CPO 4.15CPO 6.3CPO 6.32CPO 6.36CPO 6.41CPO 6.42CPO 6.44CPO 6.45CPO 6.46CPO 17.1CPO 17.35CPO 17.36CPO 17.38Appendix 1 (3.1.9)Appendix 2CPO 6.24CPO 13.17

Decision Document Summary

This application sought permission for the conversion and extension of an existing detached garage into a 52sq.m self-contained family flat at La Collina, Calary Upper, Kilmacanogue. The site is located in the open countryside within the Bray Mountains Area of Outstanding Natural Beauty (AONB). Wicklow County Council refused the application because the applicant did not demonstrate a demonstrable social or economic need to live in the area, the unit exceeded size standards for family flats, the ...
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