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the following works - (1) . 4 no detached dwellings on individual sites ( which will include 2 separate house types ) (2). The provision of a proposed garage for sites 1, 2 and 4. (3) The provision of an office/shed/studio for site 3. (4) A Proposed secondary treatment system to current EPA guidelines and percolation area to each of the 4 sites .(5) . Connection to all services. (6). The Provision of a new vehicular entrance off the public road and internal access road (7). All ancillary works, inclusive of tree-planting, hard/soft landscaping, boundary treatment, provision of solar panels and any drainage infrastructure, necessary to facilitate the development/sites and all associated site works
Core Refusal Reason
The proposal was refused due to the unsustainable use of individual septic tanks in a flood-prone area where public service connection is feasible, insufficient environmental assessment regarding protected Natura 2000 sites, and an inefficiently low residential density for a site within a village settlement boundary.
Decision Maker's Conclusion
- The proliferation of individual septic tanks in close proximity to a Flood Zone A is prejudicial to public health and undermines County Development Plan policies that require connection to existing public wastewater systems.
- The application lacked sufficient information to allow for a full assessment of the development's impact on the conservation values of the Murrough Wetlands SAC/SPA, particularly regarding potential spillage into the adjacent stream system.
- A proposed density of 4.63 units per hectare constitutes an inefficient use of serviced land within the Glenealy settlement boundary and is contrary to national and local guidelines seeking higher residential densities in proximity to village centres.