Core Refusal Reason
The proposal is located within a flood zone and lacks a comprehensive Flood Risk Assessment and Appropriate Assessment Screening, while also failing to meet technical standards for access, drainage, and site ownership verification.
Decision Maker's Conclusion
- The development is classified as 'highly vulnerable' due to the permanent nature of the pods within a flood zone, requiring a revised Detailed Flood Risk Assessment and evacuation plan.
- A Stage 1 Appropriate Assessment is mandatory given the site's location within the Zone of Influence of the River Shannon Callows SAC and Middle Shannon Callows SPA to assess potential significant effects.
- The application contains significant technical and legal deficiencies, including inadequate sightlines, narrow access, lack of SuDS details, and unverified land ownership boundaries involving third-party property.
Cited Policies (CDP)
SO1SO2SO3SO4TRP-01TRP-04TRP-05TRP-06TRP-08TRP-24LUZO-02LUZO-14DMS-25DMS-82DMS-83DMS-97DMS-99DMS-100DMS-101DMS-102DMS-106
Decision Document Summary
The applicant seeks permission for 5 no. 1-bed and 2 no. 2-bed glamping pods on a 0.181ha backland site in Shannon Harbour, Co. Offaly. The site is located near sensitive Natura 2000 sites and partially within a flood zone. The Planning Authority recommended a Request for Further Information (RFI) due to the proposal being deemed 'highly vulnerable' in terms of flood risk, the absence of a required Appropriate Assessment screening, and failure to meet technical standards for traffic safety, sust...SOURCE PDFOpen Original
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