Core Refusal Reason
The development fails to demonstrate a genuine local housing need in a high-amenity rural area, creates a traffic hazard on a regional road due to substandard access, and is located within a high-risk flood zone with potential negative impacts on a protected Natura 2000 site.
Decision Maker's Conclusion
- The applicant failed to demonstrate a substantiated local housing need for five residential units in an 'Area Under Strong Urban Influence' zoned as High Amenity, contrary to rural housing policy.
- The proposed access onto the R680 regional road is substandard with inadequate sightlines, representing a significant traffic hazard and undermining the road's carrying capacity.
- The development is located within Flood Zone A and lacks a site-specific flood risk assessment, posing an unacceptable risk to the integrity of the Lower River Suir SAC and groundwater quality.
Cited Policies (CDP)
Policy H24Policy H28Policy H30Policy Trans 44Policy Trans 45Section 10.2 of Variation No. 1 of the Waterford County Development Plan 2011-2017Flood Zone ALandscape and Seascape Character Assessment
Decision Document Summary
Thomas Delaney sought retention permission for five mobile homes, three timber sheds, and associated site works at Kilgainy Upper, Clonmel, on a site zoned High Amenity and located within an 'Area Under Strong Urban Influence'. Waterford City and County Council refused the application on six grounds, primarily citing the lack of demonstrated local housing need for the multiple units. Additionally, the planning authority determined that the development constitutes a traffic hazard on the R680 reg...SOURCE PDFOpen Original
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