2460716

Permission for the change of use of an ancillary building to a dwelling house, for the construction of a single storey extension to same, for the construction of a single storey domestic garage, for a new waste water treatment system and soil polishing filter, for associated siteworks and for the removal of planning condition 2 of planning permission 14/129 for the adjoining property

Refused

Core Refusal Reason

Failure to demonstrate a bona fide local housing need in Rural Policy Zone 2, as the existing structure is not a vernacular building and the applicants' current adjacent home is capable of being adapted to meet their health requirements.

Decision Maker's Conclusion

  • The existing structure is a modern pastiche approximately 20-30 years old rather than a genuine vernacular building, meaning the proposal must be assessed as a new dwelling under local housing need criteria rather than a sensitive refurbishment.
  • The applicants failed to demonstrate a bona fide housing need under Rural Policy Zone 2 criteria, as their existing 276sqm home adjacent to the site is considered capable of being adapted to meet their stated health requirements via a home lift or downstairs bedroom.
  • The claimed medical necessity for single-level accommodation is fundamentally contradicted by the proposed split-level design which incorporates internal stairs, rendering the proposal contrary to Policy Objective HOU 41 and the proper planning of the area.

Cited Policies (CDP)

Policy Objective HOU 41Section 3.17.4Table 3.4Table 3.5Section 13.9.12Section 13.9.10Rural Policy Zone 2

Decision Document Summary

The proposal sought permission for the change of use and extension of an ancillary outbuilding to a dwelling house at Paughanstown, Ardee, Co. Louth, located within Rural Policy Zone 2 (an area under strong urban influence). The application was refused by Louth County Council because the applicants failed to meet the local housing need qualifying criteria. The Planning Authority determined that the building was a modern blockwork structure rather than a vernacular cottage, and that the applicant...
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