Core Refusal Reason
Failure to demonstrate compliance with rural housing social need criteria and conflict with ribbon development policies on a strategic regional road.
Decision Maker's Conclusion
- The applicant failed to provide sufficient documentary evidence or mapping to prove they have resided within 10km of the site for the required 10-year period to satisfy the 'Social Need' criteria under Policy 5-11.
- The proposed development would constitute the 11th dwelling within a 250-metre stretch of roadway and does not qualify as a 'GAP site', thereby failing to satisfy ribbon development restrictions set out in Policy 5-12.
- No evidence of site ownership for the period required under Policy 5-13(c) was provided, which is a mandatory requirement for facilitating new dwellings on strategic regional routes.
Cited Policies (CDP)
Policy 5-11Policy 5-12Policy 5-13Policy 5.2 (Nenagh and Environs LAP 2024)
Decision Document Summary
Thomas Hearty Junior sought permission for a 235sqm two-storey dwelling, a 60sqm garage, and a wastewater treatment system at Benedine, Nenagh, Co. Tipperary. The 0.27ha site is located in an 'Area Under Urban Influence' and is accessed via the R497 regional road. The Planning Authority identified significant policy conflicts, noting that the applicant failed to prove a qualifying local social need, the proposal would exacerbate existing ribbon development (becoming the 11th house in 250m), and ...SOURCE PDFOpen Original
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