2460035
a live/work development at Lakelands, Clonfinlough on approx 8.28 Hectares of land. This will consist of the refurbishment/provision of an access road and gateway from the public road. The retention/refurbishment of an existing (19th Century) single storey, stone built, farm cottage (area 73.8m2) to be repurposed as a communal kitchen and dining area and extended to provide a WC block on the north gable of the cottage. The provision of four new single storey dwellings, three of which are single bed live/work artist studio units. The fourth house will be a two bed house for the sole use of the owner/client. The Gross floor areas of new development will be 505.5m2 The units are proposed to be stand alone and ‘off grid.’ Power for the units will be provided by a solar array laid out at ground level on the site. It is proposed that water will be provided from a well on site, and most of the surface water run- off will be attenuated and filtered for re-use as potable/non-potable water. The group of houses will be serviced in terms of foul water and waste requirements by a proposed septic tank system built and installed to specifications by specialists. Planting of trees and hedging will be installed to screen the development from the road and environs. An access road and hard and other soft landscaping will also form part of the development. A Natura Impact Statement (N.I.S.) has been prepared and accompanies this application
Core Refusal Reason
The application failed to provide sufficient information to rule out significant environmental impacts on protected Natura 2000 sites and did not meet technical standards for water services and road safety.
Decision Maker's Conclusion
- The submitted Natura Impact Statement and AA screening contain factual errors regarding waterbody status and lack the scientific evidence required to rule out significant effects on the Fin Lough SAC and nearby Special Protection Areas.
- The proposed water supply and wastewater arrangements are unsatisfactory, specifically regarding the use of a private well instead of connecting to the adjacent Group Water Scheme and the location of the septic system within a Source Protection Zone.
- The existing site entrance and proposed parking layout are deficient in terms of geometry, sight distances, and drainage, posing potential traffic safety hazards on a narrow local road.