Core Refusal Reason
The proposal was refused primarily because the unit's scale (80sqm) significantly exceeds the 45sqm limit for independent living units, effectively creating an unauthorized separate dwelling in a rural area, coupled with insufficient evidence regarding effluent treatment and compliance with previous planning conditions.
Decision Maker's Conclusion
- The unit's size of 80sqm is nearly double the 45sqm maximum permitted under the County Development Plan, constituting an excessive scale more akin to a separate dwelling than a subordinate granny flat.
- The development represents the consolidation of unauthorized works, as the original garage was not constructed in accordance with the conditions of the previous planning permission (PRR 06/6366).
- There is a lack of technical evidence to demonstrate that the existing effluent treatment system is compliant with EPA standards or capable of accommodating the increased loading from the proposed conversion.
Cited Policies (CDP)
County Development Plan 2022-2028Chapter 6 - HousingCPO 6.24Chapter 12 - Sustainable TransportationChapter 13 - Water ServicesAppendix 1 - Development and Design standardsSection 3.1.9 - Independent living units
Decision Document Summary
This application sought the retention of a change of use and extension of an existing garage into an 80sqm one-bedroom independent living unit (granny flat) in a rural Wicklow location. The Planning Authority refused permission because the unit's scale far exceeds the 45sqm limit set out in the County Development Plan 2022-2028, resulting in sporadic rural development. Furthermore, the proposal was deemed to consolidate unauthorized development due to non-compliance with previous planning condit...SOURCE PDFOpen Original
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