2460353
A. Restoration of the existing derelict farmhouse, including the demolition of the current utility room and pantry at the rear, and the construction of a new contemporary-style dormer extension on the east side of the farmhouse. B. Conversion of an existing disused shed into a home office, WC, and storage area for domestic use. C. Construction of six new single-storey holiday let units in a traditional courtyard layout, consisting of 2 no. two-bedroom units and 4 no. one-bedroom units. D. Construction of a new hot tub pavilion in the centre of the courtyard, featuring a small sauna and steam room. E. Installation of a new sewage treatment plant and percolation area to manage waste from the main house, home office, and holiday lets. F. Upgrade of the existing vehicular entrance, including the addition of new gravel, stone piers, and entrance gates. G. Site landscaping and all associated site works.
Core Refusal Reason
The application for a Section 97 exemption certificate for 6 units is ineligible under Housing Circular 28/2021 and Section 97(3)(a) of the Planning and Development Act, which excludes developments of 5 to 9 units from such exemptions.
Decision Maker's Conclusion
- The proposed development consists of 6 self-catering accommodation units on a 0.95ha site zoned for Open Space, Amenity and Recreation in the Offaly County Development Plan 2021-2027.
- Housing Circular 28/2021, effective from 3rd September 2021, mandates that developments of between 5 and 9 units are no longer eligible for a certificate of exemption from social and affordable housing provisions.
- Granting the certificate would be contrary to Section 97(3)(a) of the Planning and Development Act 2000 (as amended), which requires the local authority to refuse applications for developments of this scale.