Core Refusal Reason
The proposal fails to meet the criteria for an independent living unit due to its excessive scale and lack of integration, effectively creating a separate dwelling that poses a traffic hazard on a national road and exceeds wastewater treatment standards.
Decision Maker's Conclusion
- The proposed unit, at 63.41sqm, significantly exceeds the 45sqm maximum limit for 'granny flats' and lacks the physical and functional integration required to be considered ancillary to the main dwelling.
- The development would result in the intensification of traffic movements at an existing entrance onto the N81 National Primary Route where speed limits exceed 60kmh, creating a serious traffic hazard and setting a negative precedent.
- The proposed wastewater treatment system, with a population equivalent of 12, is intended to serve two separate dwellings on one site, which is contrary to policy CPO 13.17 regarding multi-house developments and exceeds EPA domestic standards.
Cited Policies (CDP)
Objective 6.24Appendix 1 (Section 3.1.9)Objective CPO 12.40Objective CPO 13.17Rural Settlement StrategyChapter 12Chapter 13
Decision Document Summary
The applicant sought permission to convert and extend an existing garage into a family flat and upgrade the septic system at a rural site with access onto the N81. The Planning Authority refused the application because the proposed 63.41sqm unit was deemed a separate habitable dwelling rather than a subsidiary 'granny flat,' which would undermine the Rural Settlement Strategy. Additionally, the proposal was found to conflict with national road safety policies regarding traffic intensification on...SOURCE PDFOpen Original
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