Core Refusal Reason
The proposed development fails to demonstrate that the existing wastewater treatment system can safely accommodate the increased loading from additional bedrooms, posing a risk to groundwater and public health.
Decision Maker's Conclusion
- The proposed expansion from two to four bedrooms is likely to overload the existing conventional septic tank, leading to potential groundwater contamination and public health risks.
- The applicant has not demonstrated compliance with the EPA Code of Practice 2021, which is a mandatory requirement for residential extensions in un-serviced areas under Policy Objective H 33.
- There is a lack of professional certification or site characterisation to confirm that the existing wastewater infrastructure is adequate for the intensified residential use or can be appropriately upgraded.
Cited Policies (CDP)
Section 4.9 of Volume 2Policy Objective DM 11Policy Objective H 33
Decision Document Summary
The applicant sought permission for a two-storey rear extension and the conversion of a detached garage into a bedroom at a semi-detached cottage in Ardoginna, Ardmore, Co. Waterford. While the physical design and scale were considered consistent with Development Management Standard DM 11, the Planning Authority issued a request for further information (effectively a hold on the grant) due to significant concerns regarding wastewater. The increase in bedroom count from two to four was deemed a r...SOURCE PDFOpen Original
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