2460545

Permission for the change of use of two existing vernacular agricultural buildings to residential holiday let accommodation, including extension to one of the buildings, new waste water treatment system and polishing filter percolation area, new vehicular entrance onto public road and all associated site development works

Refused

Core Refusal Reason

The proposal is contrary to rural housing and tourism policies (TOU 28, HOU 48) as it involves the conversion of structures in a highly scenic coastal area without a building survey to prove structural integrity, poses a road safety hazard for pedestrians, and is located within a high-risk flood zone.

Decision Maker's Conclusion

  • The development is contrary to Policy Objective TOU 28 as the applicant failed to provide a building survey or detailed methodology demonstrating that the existing structures are structurally sound and capable of being converted without the loss of original vernacular fabric.
  • The site is located within Flood Zones A and B, where residential use is classified as a 'vulnerable use' and is considered inappropriate under national flood risk guidelines, particularly in a designated highly scenic coastal area.
  • The proposal would create a traffic hazard due to the lack of safe pedestrian linkages to the nearest settlement (Clogherhead) and failed to demonstrate beyond reasonable scientific doubt that it would not have significant effects on the adjacent North-West Irish Sea SPA.

Cited Policies (CDP)

TOU 27TOU 28HOU 48NBG 3NBG 4NBG 6NBG 37IU 27Rural Policy Zone 1Area of High Scenic Quality 5 (ASHQ) Dunany

Decision Document Summary

Martin & Sallyann Rea sought permission to convert two agricultural buildings into holiday let accommodations at The Big Strand, Cruisetown, a coastal site within an Area of High Scenic Quality and adjacent to the North-West Irish Sea SPA. Louth County Council refused the application because the proposal failed to meet rural tourism policies regarding the conversion of vernacular buildings, specifically lacking a building survey to justify the retention of the structures. Furthermore, the develo...
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