Core Refusal Reason
The Planning Authority has significant concerns regarding the visual impact of the two-storey dwelling on an elevated site, alongside unresolved technical issues concerning sightlines, right-of-way maintenance, and surface water drainage.
Decision Maker's Conclusion
- The proposed two-storey dwelling is situated on the highest elevation of the site, resulting in a ridge level approximately 15.3m above the road, which would break the skyline and cause a detrimental visual impact on the surrounding landscape.
- The applicant has not demonstrated that the required 2.4m x 90m sight distances are achievable towards the west due to the topography of the road and the existing boundary ditch.
- Unresolved technical matters remain regarding the maintenance of a Right-of-Way through the site and the lack of adequate provision for surface water drainage to prevent runoff onto the public road.
Cited Policies (CDP)
Policy SSP-27DMS-45DMS-46DMS-48DMS-50DMS-57DMS-97Policy BLP-24
Decision Document Summary
The applicant sought permission for a 260sqm two-storey dwelling and 40sqm garage at Goldengrove, Roscrea, Co. Offaly, located within a 'Stronger Rural Area'. While the applicant established a social need to reside in the area, the Planning Authority issued a request for Further Information (effectively withholding a grant of permission) due to the dwelling's prominent siting on an elevated ridge, which conflicts with local design guidelines for rural housing. Additionally, the proposal failed t...SOURCE PDFOpen Original
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