2360515

Permission for the demolition of existing garden shed (15m sq.) & construction of a single storey detached 1 bed granny flat pod type unit (44m sq.) to rear of existing two storey end of terrace dwelling (no. 9) with vehicular & pedestrian access via existing entrance to front/west onto St. Alphonsus Road and additional pedestrian access via existing mews lane to rear/east, including all associated site works at No. 9, Alphonsus Villas

Refused

Core Refusal Reason

The proposal fails to meet the criteria for a family flat as it constitutes a detached unit on a sub-divided site without demonstrated family need, and lacks required technical assessments for flood risk and surface water management.

Decision Maker's Conclusion

  • The proposed development constitutes a new detached living unit on a sub-divided site rather than an ancillary extension or conversion, and the applicant failed to provide a valid rationale for an immediate family member's need as required by Chapter 13.8.36.
  • The applicant failed to submit a comprehensive SuDS assessment or demonstrate that surface water disposal arrangements comply with policy objectives IU 19, IU 20, and IU 21 of the Louth County Development Plan.
  • The site is located within a high-risk flood area (Flood Zone A), and the absence of a Site Specific Flood Risk Assessment (SSFRA) means the proposal contravenes policy IU 27 and national flood management guidelines.

Cited Policies (CDP)

Chapter 13.8.36HOU 25IU 19IU 20IU 21IU 27NGB 6IU 6

Decision Document Summary

This application sought permission for the demolition of a garden shed and the construction of a 44sqm detached single-storey 'granny flat' pod at the rear of No. 9 Alphonsus Villas, Dundalk, a site zoned 'A1 Existing Residential'. Louth County Council refused the application because the unit was deemed a separate, sub-divided dwelling rather than an ancillary family flat, setting an undesirable precedent. Furthermore, the applicant failed to provide necessary technical documentation regarding f...
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