Core Refusal Reason
The proposal fails to accurately describe the development by omitting the independent living unit, which exceeds size and layout standards, and the wastewater treatment system is unsuitable for the site's high water table.
Decision Maker's Conclusion
- The development description on public notices is misleading as it fails to identify the independent living unit, which exceeds the 45sqm maximum size limit and does not comply with integration standards.
- The proposed wastewater treatment system is technically deficient because the high water table (noted at 200mm-600mm below ground) prevents the required 900mm of unsaturated subsoil for safe infiltration.
- The landholding contains an unauthorized agricultural shed exceeding 100sqm that is not associated with a working farm and does not meet the criteria for exempt development in a rural area.
Cited Policies (CDP)
Section 3.1.9 Independent living unitsAppendix 1 Development Design StandardsWicklow County Development Plan 2022-2028Section 4: Ancillaries; Outbuilding and Extensions to Existing Rural HousesLandscape Category (CDP 2016-2022): AONB Glencree/Glencullen
Decision Document Summary
Noreen and Joe Byrne sought retention permission for a dwelling, extension, and upgraded wastewater system at Little Newtown, Enniskerry, within a rural AONB landscape. The Planning Authority determined that the extension functions as a second independent dwelling rather than an ancillary 'granny flat,' violating specific size and layout standards of the County Development Plan. Furthermore, the Environmental Health Officer found the site conditions unsuitable for the proposed wastewater system ...SOURCE PDFOpen Original
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