Core Refusal Reason
Wexford County Council initially refused permission on the grounds that the development was premature pending the approval of a Coastal Protection Scheme to mitigate significant coastal erosion risks. The Inspector, however, recommended granting permission, noting the works are largely renovations to an existing structure that do not extend the building line seaward.
Decision Maker's Conclusion
- The principle of the development is acceptable as it involves the renovation and modest extension of an existing dwelling without extending the building line towards the coastline.
- Refusing the application as premature pending a Coastal Protection Scheme is unreasonable given the nature of the works and the fact that much of the renovation could be considered exempted development.
- The proposed new effluent treatment system and polishing filter comply with the EPA Code of Practice and will provide a satisfactory standard of wastewater treatment.
Cited Policies (CDP)
Wexford County Development Plan 2022-2028Volume 1, Chapter 12 (Coastal Zone Management and Marine Spatial Planning)Section 12.5.4 (Coastal Erosion)Volume 2 (Development Management Standards)Volume 7 (Landscape Character / Coastal Zone)
Decision Document Summary
The application seeks planning permission for extensions, alterations, and a new wastewater treatment system at Sandhill House, a 1.9-hectare coastal site near Kilmore, Co. Wexford. The existing U-shaped dormer dwelling is situated approximately 27 meters from an eroding cliff edge. Wexford County Council refused the application, citing high risks of coastal erosion and deeming the development premature until a formal Coastal Protection Scheme for the area is approved. The Inspector's report ack...SOURCE PDFOpen Original
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