Core Refusal Reason
The application was refused due to site unsuitability for wastewater treatment (high water table), significant fluvial flood risk, potential impacts on Natura 2000 sites, and the applicant's failure to demonstrate a genuine rural housing need.
Decision Maker's Conclusion
- The site is unsuitable for the safe disposal of wastewater due to an exceptionally high water table and poor percolation characteristics, which would be injurious to public health and contrary to EPA standards.
- The development is located in a high-probability fluvial flood zone with a recorded history of flooding, and it has not been demonstrated that the site is not at risk or that the proposal would not increase flood risk elsewhere.
- The applicant failed to provide sufficient documentary evidence to substantiate a rural-generated housing need or a social/economic link to the area as required for 'Rural Policy Zone A' under the County Development Plan.
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
Tony O'Brien sought permission for a two-bedroom dwelling, garage, and effluent treatment system at Crannagh More, Athlone, in an unserviced rural area designated as being under urban influence. Roscommon County Council refused the proposal primarily because the site's high water table (within 300mm of ground level) and poor drainage make it unsuitable for wastewater treatment. Furthermore, the site is located within a high-risk fluvial flood zone and near protected Natura 2000 sites (Middle Sha...SOURCE PDFOpen Original
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