Core Refusal Reason
The proposal failed to meet minimum private open space standards, lacked confirmation of service feasibility from Uisce Éireann, and raised significant concerns regarding potential unauthorized existing residential use requiring retention permission.
Decision Maker's Conclusion
- The proposed private open space of 22sqm is significantly deficient, failing to meet the 50sqm minimum requirement set out in Table 3.2 of the Waterford City and County Development Plan 2022-2028.
- The applicant failed to provide a letter of Confirmation of Feasibility from Uisce Éireann, meaning the development cannot currently demonstrate that it can be adequately serviced for water and wastewater.
- Submissions indicate the structure may already be in residential use; if so, the current application is procedurally incorrect as retention permission for the existing use and subdivision of the site would be required.
Cited Policies (CDP)
Section 4.10 (DM 12)Table 3.2Policy Objective HO 1Zoned Existing Residential [RS]
Decision Document Summary
The application sought permission for the change of use and extension of an existing garage/playroom at 13 Grange Park Avenue, Waterford, to create an independent single-storey living unit. While the site is located in a residential area, the planning authority identified critical issues regarding over-development and non-compliance with standards. Specifically, the proposal provided less than half of the required private amenity space and lacked essential service feasibility documentation. Furt...SOURCE PDFOpen Original
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