2460875
to carry out works to existing cottage to minimize flood risk. These works will involve: (a) external alterations to elevations of existing cottage including (b) change of roof level and profile, (c) demolition of existing rear extension, (d) internal refurbishment to cottage, (e) raise existing finished floor level as set out per attached flood risk assessment report, (f) rebuild eroded sea wall existing on site, (g) installation of new proprietary sewage treatment system with filter area, (h) relocate existing entrance from public road, together with all associated site works. This planning application is accompanied by NIS. Gross floor space of any demolition: 8.34 sqm
Core Refusal Reason
The application was refused due to fundamental concerns regarding traffic safety on a regional road, inadequate wastewater treatment arrangements in close proximity to the foreshore, unacceptable flood risk vulnerability, and a failure to demonstrate that the design would appropriately assimilate into a highly sensitive coastal landscape.
Decision Maker's Conclusion
- The proposed access onto the R-341 regional road is considered a traffic hazard due to deficient sight visibility splays that traverse lands outside the applicant's control and the poor horizontal alignment of the carriageway.
- The Planning Authority is not satisfied that the site can safely dispose of domestic wastewater given the proximity of the proposed treatment system to the foreshore and the site's inherent flood risk vulnerability, which would be prejudicial to public health.
- The development fails to meet the requirements of the Flood Risk Management Guidelines and lacks sufficient elevational detail to ensure the refurbished structure would effectively integrate into the locally exposed Class 3 Special Landscape Sensitivity area.