2560018

Permission to construct a three-bedroom dwelling & garage. The application will also include an effluent treatment system, percolation area, new domestic entrance, domestic garage and all associated site-works and drainage at

Refused

Core Refusal Reason

The application was refused due to unsuitable site conditions for wastewater treatment (high water table and poor percolation), potential impacts on nearby Natura 2000 sites, and the applicants' failure to demonstrate a genuine rural housing need in an area under urban influence.

Decision Maker's Conclusion

  • The site is unsuitable for the safe disposal of domestic wastewater due to an exceptionally high water table and poor percolation characteristics, which poses a risk to public health and fails to meet EPA Code of Practice standards.
  • It has not been demonstrated that the proposed development would not adversely affect the integrity of the Middle Shannon Callows SPA and River Shannon Callows SAC, particularly in combination with other projects and the site's drainage issues.
  • The applicants failed to provide sufficient evidence to substantiate a rural-generated housing need for a site located within 'Rural Policy Zone A – Areas under Urban Influence' as required by the Roscommon County Development Plan 2022-2028.

Cited Policies (CDP)

Chapter 2: Core Strategy & Settlement Policy2.6: Settlement Hierarchy2.7 Settlement StrategyChapter 3: People, Places & Houses3.9 Rural Housing3.10 Rural Area TypesChapter 7: Infrastructure, Transport & CommunicationSection: 7.8 WaterChapter 12: Development Management12.7 Rural House Design ConsiderationsTable 3.1: Rural Area TypesTable 3.2: Rural Housing Need CriteriaPolicy Objective PPH 3.13

Decision Document Summary

Anna and Michael Carberry sought permission to construct a single-storey, three-bedroom dwelling and garage at Bellaugh, Athlone, Co. Roscommon. The 0.304 ha site is located in a rural area under urban influence south of Monksland. Roscommon County Council refused the application primarily because the site was found to be waterlogged with a water table at ground level, making it unsuitable for safe wastewater treatment. Furthermore, the applicants did not adequately prove a social or economic li...
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