Core Refusal Reason
The application failed to provide sufficient evidence regarding the habitable status of the derelict cottage, failed to address potential unauthorized development on-site, and provided inadequate technical documentation for wastewater treatment and road safety sightlines.
Decision Maker's Conclusion
- The applicant failed to demonstrate that the original cottage was a habitable structure or specify when it was last used as such, which is a prerequisite for refurbishment and extension under rural housing policies.
- There are significant concerns regarding the unauthorized habitable use of an existing storage shed on-site and the absence of a site assessment report demonstrating compliance with EPA wastewater treatment standards.
- The submitted plans failed to properly illustrate the required 55m sightlines from a 2.4m setback at the entrance and lacked necessary written consents from neighboring landowners for boundary adjustments.
Cited Policies (CDP)
Section 4.9 of Volume 2Development Management Standard DM 11Section 7.12Policy Objective H 33
Decision Document Summary
The proposal seeks permission for the re-roofing and side extension of a derelict cottage at Aughnacurraveel, Clashmore, Co. Waterford. While the Waterford City & County Development Plan 2022-2028 generally encourages the reuse of vernacular rural buildings, the Planning Authority recommended a request for Further Information (effectively stalling the application) due to several critical deficiencies. These include a lack of proof regarding the building's habitable history, unresolved issues con...SOURCE PDFOpen Original
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